52 Stonington Dr · Pittsford, NY 14534

$299,900

2 bd · 2.0 ba · 1,452 sqft · Condo public records · 7 Days on market

Built 1984 $525/mo HOA · 19% of rent

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Why this score? — see what drove the D- 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 +7.5/15.0
• Schools +7.5/10.0
• Cash flow +6.0/30.0
• Livability +4.7/5.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 52 Stonington Drive—an exceptional, light-filled end-unit townhome offering the perfect blend of space, style, and effortless living in a highly sought-after Pittsford location. Thoughtfully updated and beautifully maintained, this sprawling residence lives like a single-family home with the added benefit of low-maintenance convenience. The heart of the home is the stunning, spacious eat-in kitchen, featuring quartz countertops, stainless steel appliances, and ample room for both everyday living and entertaining. Just beyond, a large formal dining area flows seamlessly into the oversized living room, where a cozy gas fireplace creates a warm and inviting focal point. Step o

Key facts

• Quartz countertops
• Light-filled
• Formal dining area

Tags

• LIGHT-FILLED
• SPACIOUS EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FORMAL DINING AREA
• OVERSIZED LIVING ROOM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Crofton Perdue association; Association fee $525 monthly; Fee covers common area maintenance, common area insurance, insurance, maintenance structure, snow removal, trash

Exterior

• Parking: Attached 2-car garage; Garage door opener
• Utilities: Public water (connected); Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Resale property; City street frontage; Rectangular residential lot
• Construction: Brick and cedar exterior; Copper plumbing; Asphalt roof; Has basement: full, partially finished with egress windows
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Quartz counters; Eat-in kitchen; Pantry
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 3 full bathrooms; 2 main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning; Programmable thermostat
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Living/dining room; Pantry; Quartz counters; Storage; Bath in primary bedroom; Main level primary suite; Convertible bedroom; Programmable thermostat; Has fireplace (1)
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (8.2% below list).
• Recommended offer: $199k (33.6% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.6% in Pittsford — 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 94/100 on livability (#1 in NY, #10 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living 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.
• Zoned schools: Mendon Center Elementary School (math 83% / reading 84%, grade A+, #128 of 2,108 statewide, top 6%, 645 students, 0% FRL); Barker Road Middle School (math 66% / reading 81%, grade A, #69 of 729 statewide, top 9%, 686 students, 0% FRL); Pittsford-Mendon High School (math 100% / reading 82%, grade A+, #226 of 1,100 statewide, top 21%, 914 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 188 active listings in the ZIP; 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $185k; list at $300k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $199,149 (33.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.4%
• Equity multiple: -0.01×
• Total profit: $-84,466
• Equity at exit: $44,716

10-year hold

• IRR: -31.3%
• Equity multiple: -0.41×
• Total profit: $-118,476
• 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: 188
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$523 /mo · $6,275/yr
• Insurance: −$125
• HOA: −$525
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-570

Break-even live

Break-even rent $3,475

Max offer price $199,149

Occupancy floor —

Sensitivity live

Price	-10% $-401	-5% $-485	+0% $-570	+5% $-655	+10% $-740
Rent	-10% $-788	-5% $-679	+0% $-570	+5% $-462	+10% $-353
Rate	-1.0pp $-419	-0.5pp $-494	base $-570	+0.5pp $-648	+1.0pp $-727

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: —

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   listed $299,900 Active
3. 2015-01-29
   soldstatus $185,000
4. 2004-08-16
   soldstatus $192,000

ⓘ 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: $6,275 · $523/mo
• Projected year-2 tax: $6,275 · $523/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 1/10 Low
• 🌡 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: $33,042
• − Mortgage interest: −$16,799
• − Property taxes: −$6,275
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − HOA: −$6,300
• − Depreciation: −$8,724
• Taxable loss: −$11,843
• Est. tax savings @ 24.0%: +$2,842
• After-tax cash flow: $-4,002/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 — Pittsford

• Score: 94/100
• State rank: #1
• US rank: #10

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 33,230
• 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

+56.2% since first listed

4 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-21 Listed $299,900 UNYREIS
• 2015-01-29 Sold (Public Records) $185,000 Public Records
• 2004-08-16 Sold (Public Records) $192,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $6,275 · +3.5% YoY. Source: county tax records.