5692 Pittsford Palmyra Rd · East Rochester, NY 14534

$439,900

3 bd · 2.0 ba · 4,375 sqft · SingleFamily · 108 Days on market

Built 1870 2.20 ac lot $101/sqft · 60% below area ↓ 2% since listing

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Why this score? — see what drove the F 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 +7.4/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

GREAT OPPORTUNITY TO MAKE THIS YOUR OWN * OWNER HAS INVESTED CLOSE TO $100K IN COMPLETELY GUTTED INTERIOR, TREE REMOVAL, SEPTIC, ARCHITECTURAL PLANS * IDEAL PITTSFORD LOCATION + PITTSFORD SCHOOLS * * CREATE YOUR OWN HOME OR IN-HOME BUSINESS + APARTMENT ON 2ND FLOOR * POSSIBLE SINGLE FAMILY HOME WITH 3 BEDROOMS UPSTAIRS + LOFT AREA IN ONE OF THE BEDROOMS * CLEAN, DRY BASEMENT * BRAND NEW SEPTIC SYSTEM * * MULTI-USE PROPERTY * * 2ND HOME HAS CURRENT MONTH TO MONTH TENANTS * * * 2.2 ACRES * * SHED * PARKING FOR 21 CARS * * CELL TOWER HAS 20" WIDE EASEMENT-SELLER HAS NO OWNERSHIP TO CELL TOWER *

Key facts

• Architectural plans
• 2.2 acres
• Multi-use property

Tags

• GUTTED INTERIOR
• ARCHITECTURAL PLANS
• CLEAN DRY BASEMENT
• BRAND NEW SEPTIC SYSTEM
• MULTI-USE PROPERTY
• 2.2 ACRES

🏷️ Possibly a rental listed for sale. The $439,900 price doesn't fit this home's estimated sale value (~$1,106,938) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-573 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (29.0% below list).
• Recommended offer: $312k (29.0% below list) — sets the bar for 1% rule.

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; 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 $3k of loan paydown is wiped out by about $13k 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 108 days — a 9% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $312,249 (29.0% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $1,106,938
• List price: $439,900
• Delta: -60.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-107,748
• Equity at exit: $65,591

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-140,650
• Equity at exit: $38,035

Cash invested: $123,172 (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: 11.7×

Monthly cashflow live

• Estimated rent: $3,122 medium
• Mortgage (P&I): −$2,307
• Tax est. 1.5%: −$550 /mo · $6,598/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $-573

Break-even live

Break-even rent $3,848

Max offer price $356,945

Occupancy floor —

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $439,900 Active 108 DOM
2. 2026-06-17
   days on market $439,900 Active 107 DOM
3. 2026-06-16
   days on market $439,900 Active 106 DOM
4. 2026-06-15
   days on market $439,900 Active 105 DOM
5. 2026-06-13
   days on market $439,900 Active 103 DOM
6. 2026-06-13
   days on market $439,900 Active 102 DOM
7. 2026-06-10
   days on market $439,900 Active 100 DOM
8. 2026-06-09
   days on market $439,900 Active 99 DOM
9. 2026-06-09
   days on market $439,900 Active 98 DOM
10. 2026-06-07
    days on market $439,900 Active 97 DOM
11. 2026-06-03
    days on market $439,900 Active 93 DOM
12. 2026-06-03
    days on market $439,900 Active 92 DOM
13. 2026-06-01
    days on market $439,900 Active 91 DOM
14. 2026-05-31
    days on market $439,900 Active 90 DOM
15. 2026-03-02
    historical
16. 2026-03-02
    historical
17. 2026-03-02
    listed $439,900 Active
18. 2026-03-02
    listed $439,900 Active
19. 2025-11-05
    listed $449,900 Active
20. 2025-11-05
    listed $449,900 Active

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

Taxation est. · year 1

• Rental income: $37,470
• − Mortgage interest: −$24,641
• − Property taxes: −$6,598
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,998
• − Management: −$2,998
• − Depreciation: −$12,797
• Taxable loss: −$14,762
• Est. tax savings @ 24.0%: +$3,543
• After-tax cash flow: $-3,337/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

-2.2% since first listed

6 events — show timeline

• 2026-03-02 Listed $439,900 UNYREIS
• 2026-03-02 Listed $439,900 UNYREIS
• 2026-03-02 Listing Removed — UNYREIS
• 2026-03-02 Listing Removed — UNYREIS
• 2025-11-05 Listed $449,900 UNYREIS
• 2025-11-05 Listed $449,900 UNYREIS