5662 Palmyra Rd · East Rochester, NY 14534

$299,900

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 9 Days on market

Built 1956 0.50 ac lot $249/sqft · 16% below area Est $357k · 16% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +14.7/15.0
• Cash flow +13.1/30.0
• Schools +7.5/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Ranch Home with Beautiful Outdoor Features! Perfectly situated on park-like surroundings. Spacious Living Room: hardwood floors, chair rail & neutral wall color. Eat-In Kitchen has updated vinyl floor, pantry cabinet. Flexible Dining Room can convert as a 3rd bedroom, has closet and sliders to the deck. Updated Bathroom features a fiberglass surround for easy maintenance. Rec Room/Family Room in lower level. Updated Goodman furnace-2 yrs-with coil for future A/C, Hot Water Heater 1 yr. 200 Amp Electrical. Generator plug-in in garage. Lush gardens, shrubs & trees on beautifully landscaped half-acre lot. Garden Shed with Greenhouse: Ideal for gardening enthusiasts. Relaxing Koi Pond adds a serene touch to your outdoor space. Brick Paver Walkway and Patio. Treehouse and Play Area too! Garage includes a rear garage door for easy access to the yard. Vinyl Siding: Low maintenance and modern. Updated Windows. Roof approx. 8/9 yrs-30-year shingles. This home is move-in ready and offers a perfect blend of comfort and functionality. Don't miss the opportunity to make it yours! Showings start: 8/8 at 8am. Delayed negotiations on 8/12 at 1pm.

Key facts

• Quartz countertops
• Flexible dining room
• Eat-in kitchen

Tags

• SECLUDED SETTING
• EAT-IN KITCHEN
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• FLEXIBLE DINING ROOM

Property features AI

Exterior

• Parking: Attached garage with garage door opener and electricity (1-car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; High-speed internet available; Cable available
• Home design: Single-story home; Entry foyer; Resale property
• Construction: Asphalt shingle roof; Vinyl siding; Blown-in and spray foam insulation; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Deck; Open deck/patio/porch; Patio; Porch; Partial fencing; Shed(s); Storage; Greenhouse; Poultry coop

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Disposal; Pantry; Quartz and solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Ceramic tile; Tile; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heat; Central air
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Pantry; Quartz counters; Solid surface counters; Sliding glass door(s); Programmable thermostat; Workshop; Accessible bedroom; Bedroom on main level; Main level primary
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (12.2% below list).
• Recommended offer: $263k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in East Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• Pittsford Central School District (suburban): math 80% / reading 84% proficiency, ranked #34 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $263,240 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (median comp): $356,699
• List price: $299,900
• Delta: -15.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Marsh Rd	0.25mi	3/2.0 (+1)	1,227 (+2%)	8mo	$269,000	$219	69
6 Cullens Run	0.26mi	3/1.0 (+1)	1,267 (+5%)	9mo	$260,000	$205	66
46 Butternut Dr	0.20mi	3/1.0 (+1)	1,270 (+6%)	22mo	$250,000	$197	58
478 Marsh Rd	0.24mi	3/2.0 (+1)	1,336 (+11%)	8mo	$342,000	$256	55
7 Cullens Run	0.22mi	3/1.0 (+1)	1,060 (-12%)	16mo	$302,500	$285	51
45 Cullens Run	0.27mi	2/2.0	1,312 (+9%)	22mo	$415,000	$316	50
33 Little Brook Dr	0.36mi	3/2.0 (+1)	1,313 (+9%)	14mo	$360,000	$274	47
17 Little Brook Dr	0.22mi	3/1.5 (+1)	1,348 (+12%)	24mo	$419,000	$311	43
17 Weyburn Way	0.71mi	3/1.5 (+1)	1,128 (-6%)	8mo	$270,000	$239	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-49,282
• Equity at exit: $44,716

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-43,654
• Equity at exit: $25,930

Cash invested: $83,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14534

• Active inventory: 186
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,632 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$393 /mo · $4,722/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-12

Break-even live

Break-even rent $2,647

Max offer price $297,858

Occupancy floor 95%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1474 Marsh Rd Pittsford, NY	2.0	1.5	1450	$2,995	$2.07	18d	1	1.38mi

Listing history 7 events

1. 2026-05-14
   status Pending 1704-char remark
2. 2026-05-05
   listed $299,900 Active 1704-char remark
3. 2024-09-13
   soldstatus $276,000
4. 2024-09-12
   soldstatus $276,000 Closed 1169-char remark

   Show marketing remark (1169 chars)

   Charming Ranch Home with Beautiful Outdoor Features! Perfectly situated on park-like surroundings. Spacious Living Room: hardwood floors, chair rail & neutral wall color. Eat-In Kitchen has updated vinyl floor, pantry cabinet. Flexible Dining Room can convert as a 3rd bedroom, has closet and sliders to the deck. Updated Bathroom features a fiberglass surround for easy maintenance. Rec Room/Family Room in lower level. Updated Goodman furnace-2 yrs-with coil for future A/C, Hot Water Heater 1 yr. 200 Amp Electrical. Generator plug-in in garage. Lush gardens, shrubs & trees on beautifully landscaped half-acre lot. Garden Shed with Greenhouse: Ideal for gardening enthusiasts. Relaxing Koi Pond adds a serene touch to your outdoor space. Brick Paver Walkway and Patio. Treehouse and Play Area too! Garage includes a rear garage door for easy access to the yard. Vinyl Siding: Low maintenance and modern. Updated Windows. Roof approx. 8/9 yrs-30-year shingles. This home is move-in ready and offers a perfect blend of comfort and functionality. Don't miss the opportunity to make it yours! Showings start: 8/8 at 8am. Delayed negotiations on 8/12 at 1pm.

5. 2024-08-13
   status Pending 1169-char remark

   Show marketing remark (1169 chars)

   Charming Ranch Home with Beautiful Outdoor Features! Perfectly situated on park-like surroundings. Spacious Living Room: hardwood floors, chair rail & neutral wall color. Eat-In Kitchen has updated vinyl floor, pantry cabinet. Flexible Dining Room can convert as a 3rd bedroom, has closet and sliders to the deck. Updated Bathroom features a fiberglass surround for easy maintenance. Rec Room/Family Room in lower level. Updated Goodman furnace-2 yrs-with coil for future A/C, Hot Water Heater 1 yr. 200 Amp Electrical. Generator plug-in in garage. Lush gardens, shrubs & trees on beautifully landscaped half-acre lot. Garden Shed with Greenhouse: Ideal for gardening enthusiasts. Relaxing Koi Pond adds a serene touch to your outdoor space. Brick Paver Walkway and Patio. Treehouse and Play Area too! Garage includes a rear garage door for easy access to the yard. Vinyl Siding: Low maintenance and modern. Updated Windows. Roof approx. 8/9 yrs-30-year shingles. This home is move-in ready and offers a perfect blend of comfort and functionality. Don't miss the opportunity to make it yours! Showings start: 8/8 at 8am. Delayed negotiations on 8/12 at 1pm.

6. 2024-08-07
   listed $180,000 Active 1169-char remark

   Show marketing remark (1169 chars)

   Charming Ranch Home with Beautiful Outdoor Features! Perfectly situated on park-like surroundings. Spacious Living Room: hardwood floors, chair rail & neutral wall color. Eat-In Kitchen has updated vinyl floor, pantry cabinet. Flexible Dining Room can convert as a 3rd bedroom, has closet and sliders to the deck. Updated Bathroom features a fiberglass surround for easy maintenance. Rec Room/Family Room in lower level. Updated Goodman furnace-2 yrs-with coil for future A/C, Hot Water Heater 1 yr. 200 Amp Electrical. Generator plug-in in garage. Lush gardens, shrubs & trees on beautifully landscaped half-acre lot. Garden Shed with Greenhouse: Ideal for gardening enthusiasts. Relaxing Koi Pond adds a serene touch to your outdoor space. Brick Paver Walkway and Patio. Treehouse and Play Area too! Garage includes a rear garage door for easy access to the yard. Vinyl Siding: Low maintenance and modern. Updated Windows. Roof approx. 8/9 yrs-30-year shingles. This home is move-in ready and offers a perfect blend of comfort and functionality. Don't miss the opportunity to make it yours! Showings start: 8/8 at 8am. Delayed negotiations on 8/12 at 1pm.

7. 2004-08-16
   soldstatus $97,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,722 · $393/mo
• Projected year-2 tax: $4,895 · $408/mo
• Expected delta: +$173/yr (+$14/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,589
• − Mortgage interest: −$16,799
• − Property taxes: −$4,722
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − Depreciation: −$8,724
• Taxable loss: −$5,210
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $1,112/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pittsford Central School District
• NCES district ID: 3623160
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 84% ▲ 7.00%
• Median HH income: $106,940
• Composite: 74.75/100
• National rank: #151
• State rank: #34 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 33,230
• Household income: $143,694
• Rent vs Own: 9.6% rent · 90.4% own
• Severe rent burden: 398.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 8% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Chinese 2% Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -232.40%
• Current HPI: 258.0726
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+206.3% since first listed

7 events — show timeline

• 2026-05-14 Pending — UNYREIS
• 2026-05-05 Listed $299,900 UNYREIS
• 2024-09-13 Sold (Public Records) $276,000 Public Records
• 2024-09-12 Sold (MLS) $276,000 UNYREIS
• 2024-08-13 Pending — UNYREIS
• 2024-08-07 Listed $180,000 UNYREIS
• 2004-08-16 Sold (Public Records) $97,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,722 · +20.9% YoY. Source: county tax records.