107 Overland Trl · Rochester Institute of Technology, NY 14586

$239,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 21 Days on market

Built 1977 10,738 sqft lot $143/sqft · 23% below area Est $312k · 23% 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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• DSCR +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 2-bath Raised Ranch located in an established West Henrietta neighborhood. The main level offers an eat-in kitchen with breakfast bar, dining area, and all appliances included — even the chest freezer in the garage. A comfortable living room with a wood-burning stove adds warmth and character to the space. The lower level provides great flexibility, with room for a family room, entertaining area, or guest space. Gather with friends and family around the second wood-burning insert stove, and enjoy the additional room currently used as a workout area, perfect for a home office, hobby room, or storage. A full bath and utility area complete the lower level. With

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Attached garage; Approximately 2.5 garage spaces
• Utilities: Cable available; Public water (connected); Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Existing (built earlier)
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 7; Room types include: Laundry, Living Room, Recreation, Basement, Family Room
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Has fireplace (2 total); Full, partially finished basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $239k).
• Recommended offer: $235k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.8% in Rochester Institute of Technology — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 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 $7k 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

• It's been on market 21 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $239k implies a 153% gain — meaningful room to come down on a strong offer.

Recommended offer $235,415 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 8.2

CMA / ARV

• ARV (median comp): $311,635
• List price: $239,000
• Delta: -23.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Rawhide Dr	0.24mi	3/2.5	1,698 (+1%)	10mo	$285,000	$168	76
140 Overland	0.09mi	3/1.5	1,540 (-8%)	5mo	$306,000	$199	76
188 Overland Trl	0.19mi	3/1.5	1,568 (-6%)	9mo	$218,000	$139	70
93 Falcon Dr	0.23mi	3/1.0	1,568 (-6%)	9mo	$225,000	$143	67
45 Rawhide Dr	0.17mi	4/2.5 (+1)	1,792 (+7%)	9mo	$254,000	$142	66
3 Cascade Rd	0.30mi	3/1.5	1,520 (-9%)	7mo	$246,400	$162	63
36 Yellowstone Dr	0.61mi	4/2.0 (+1)	1,624 (-3%)	2mo	$355,000	$219	60
34 Prairie Trl	0.42mi	3/1.5	1,540 (-8%)	7mo	$280,000	$182	59
11 Wenrich Cir	0.45mi	3/1.5	1,568 (-6%)	10mo	$305,000	$195	58
16 Alton Way	0.67mi	3/2.0	1,564 (-7%)	1mo	$405,000	$259	57
57 Yellowstone Dr	0.53mi	4/2.0 (+1)	1,548 (-8%)	8mo	$266,000	$172	51
52 Morin Cir	0.56mi	4/3.0 (+1)	1,836 (+10%)	8mo	$400,000	$218	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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-31,085
• Equity at exit: $35,636

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-16,864
• Equity at exit: $20,664

Cash invested: $66,920 (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 14586

• Home prices YoY: -8.5%
• Active inventory: 40
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,433 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$452 /mo · $5,418/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $118

Break-even live

Break-even rent $2,284

Max offer price $239,000

Occupancy floor 90%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Overland Trl West Henrietta, NY	3.0	2.0	1568	$2,800	$1.79	14d	1	0.40mi

Listing history 3 events

1. 2026-05-14
   price $239,000 743-char remark
2. 2026-05-05
   listed $249,900 Active 743-char remark
3. 1994-02-07
   soldstatus $94,500

ⓘ 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: $5,418 · $452/mo
• Projected year-2 tax: $5,418 · $452/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,201
• − Mortgage interest: −$13,388
• − Property taxes: −$5,418
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$6,953
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,997/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 13,291
• Household income: $124,457
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 458.0

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 (69%)
• Race & ethnicity: White 69% Asian 15% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 16% · China, India, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Chinese 3%

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: ▼ -24.58%
• Current HPI: 265.7183
• 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

+152.9% since first listed

5 events — show timeline

• 2026-05-26 Pending — UNYREIS
• 2026-05-19 Contingent — UNYREIS
• 2026-05-14 Price Changed $239,000 UNYREIS
• 2026-05-05 Listed $249,900 UNYREIS
• 1994-02-07 Sold (Public Records) $94,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,418 · +20.9% YoY. Source: county tax records.