77 Fairview Rd · Scottsville, NY 14546

$195,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 19 Days on market

Built 1915 1.90 ac lot Est $178k · 9% over

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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).

• Cash flow +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming village home located on a quiet dead-end street featuring 3 bedrooms and 1 full bath. Enjoy peaceful surroundings with low traffic while still being close to local shops, schools, and amenities. Perfect for comfortable family living or a cozy starter home. Delayed negotiations until June 3rd at 4 pm.

Key facts

• 1.9 acre lot
• Built 1915
• Listed 19 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water connected; Septic tank; Circuit breaker electrical
• Home design: Two-story home; Existing (not new construction)
• Construction: Aluminum siding; Copper and PEX plumbing; Stone foundation
• Exterior features: Porch; Gravel driveway; Rectangular, wooded residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Three bedrooms (all located on the second floor)
• Flooring: Carpet; Laminate; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Country kitchen; Enclosed porch
• Laundry & utility: Washer and dryer (laundry located in the basement); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% in Scottsville — 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 71/100 on livability (#409 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: schools C-, amenities F, commute F.
• Wheatland-Chili Central School District (suburban): math 46% / reading 57% proficiency, ranked #341 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $100k; list at $195k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $178,464
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Birchwood Dr	0.66mi	3/1.0	1,052 (-0%)	0mo	$178,200	$169	68
42 E Cavalier Rd	0.43mi	3/1.5	1,008 (-4%)	4mo	$220,000	$218	67
792 North Rd	0.20mi	2/1.0 (-1)	1,124 (+6%)	16mo	$195,000	$173	62
67 W Cavalier Rd	0.37mi	3/1.0	1,008 (-4%)	21mo	$152,500	$151	58
548 North Rd	0.46mi	3/1.0	1,196 (+13%)	16mo	$172,300	$144	43

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-17,476
• Equity at exit: $29,075

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,240
• Equity at exit: $16,860

Cash invested: $54,600 (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 14546

• Home prices YoY: -10.0%
• Active inventory: 20
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$351 /mo · $4,211/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $220

Break-even live

Break-even rent $1,842

Max offer price $195,000

Occupancy floor 85%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Robert Quigley Dr Scottsville, NY	1.0–3.0	1.0–1.5	1075	$2,275	$2.12	2d	10	0.57mi

Listing history 18 events

1. 2026-06-16
   statusdays on market $195,000 Pending 19 DOM
2. 2026-06-15
   statusdays on market $195,000 Active Under Contract 18 DOM
3. 2026-06-13
   days on market $195,000 Active 16 DOM
4. 2026-06-10
   days on market $195,000 Active 13 DOM
5. 2026-06-09
   days on market $195,000 Active 12 DOM
6. 2026-06-09
   days on market $195,000 Active 11 DOM
7. 2026-06-07
   days on market $195,000 Active 10 DOM
8. 2026-06-03
   days on market $195,000 Active 6 DOM
9. 2026-06-03
   days on market $195,000 Active 5 DOM
10. 2026-06-01
    days on market $195,000 Active 4 DOM
11. 2026-05-31
    days on market $195,000 Active 3 DOM
12. 2026-05-28
    listed $195,000 Active
13. 2021-09-24
    historical
14. 2021-09-17
    listed $124,900 Active
15. 2019-01-23
    soldstatus $100,000
16. 2018-12-07
    historical
17. 2018-11-06
    price $107,900
18. 2018-09-07
    listed $112,900 Active

ⓘ 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: $4,211 · $351/mo
• Projected year-2 tax: $4,211 · $351/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 ≥95°F today · 14 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: $25,443
• − Mortgage interest: −$10,923
• − Property taxes: −$4,211
• − Insurance: −$975
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$5,673
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,741/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: Wheatland-Chili Central School District
• NCES district ID: 3631170
• Math proficiency: 46% ▲ 8.00%
• Reading proficiency: 57% ▲ 15.00%
• Median HH income: $57,303
• Composite: 44.69/100
• National rank: #2758
• State rank: #341 of 590 in NY

Livability — Scottsville

• Score: 71/100
• State rank: #409
• US rank: #7059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 4,450
• Metro: Rochester, NY
• Population (ZIP): 4,450
• Household income: $95,046
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 55.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Lithuanian 5% Iranian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

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: ▼ -28.95%
• Current HPI: 260.4192
• 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

+72.7% since first listed

7 events — show timeline

• 2026-05-28 Listed $195,000 UNYREIS
• 2021-09-24 Listing Removed — UNYREIS
• 2021-09-17 Listed $124,900 UNYREIS
• 2019-01-23 Sold (Public Records) $100,000 Public Records
• 2018-12-07 Listing Removed — UNYREIS
• 2018-11-06 Price Changed $107,900 UNYREIS
• 2018-09-07 Listed $112,900 UNYREIS

Property tax history

+8.3%/yr

Latest (2025): $4,211 · +1.3% YoY. Source: county tax records.