160 Watson Rd · Fairport, NY 14450

$149,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 12 Days on market

Built 1959 0.57 ac lot $137/sqft · 55% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 160 Watson Road in Fairport, a 3-bedroom, 1-bath ranch situated on a . 57-acre lot. Don’t miss this investment opportunity! With 1,092 square feet of living space, this home combines functionality, outdoor space, and a convenient Fairport/Penfield location. Inside, the ranch-style layout provides an easy flow for everyday living, featuring comfortable living areas and three bedrooms that offer flexibility for guests, a home office, or hobbies. The single-level design makes the home both practical and accessible. One of the standout features of this property is the impressive oversized garage, providing exceptional space for 2-4 vehicles, storage, workshop needs, hobbies, or

Key facts

• Generous lot
• Convenient location
• Oversized garage

Tags

• OVERSIZED GARAGE
• GENEROUS LOT
• MATURE TREES
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached garage with storage and garage door opener; Approximately 2.5 garage spaces
• Utilities: Public water connected; Septic tank sewer; Cable available; Circuit breaker electrical
• Home design: Single-story existing home; Rectangular lot with 124x200 dimensions; Road frontage on a main thoroughfare
• Construction: Composite and wood siding; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Patio; Blacktop driveway; Shed(s)/storage

Interior

• Kitchen: Double oven; Gas cooktop; Range hood; Exhaust fan; Refrigerator; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Eat-in kitchen; Separate/formal living room; Living/dining room; Main-level primary; Bedroom on main level; Accessible bedroom; Partially finished basement; Fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.3% vs local median 3.4% in Fairport — 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 74/100 on livability (#301 in NY, #4,847 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: commute F.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Harris Hill Elementary School (math 87% / reading 87%, grade A+, #69 of 2,108 statewide, top 4%, 427 students, 16% FRL); Bay Trail Middle School (math 59% / reading 78%, grade A, #94 of 729 statewide, top 13%, 1,113 students, 23% FRL); Penfield Senior High School (math 98% / reading 72%, grade A, #369 of 1,100 statewide, top 34%, 1,424 students, 25% FRL).
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.5

CMA / ARV

• ARV (median comp): $336,027
• List price: $149,900
• Delta: -55.39%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.21×
• Total profit: $8,867
• Equity at exit: $22,351

10-year hold

• IRR: 11.9%
• Equity multiple: 1.80×
• Total profit: $33,507
• Equity at exit: $12,961

Cash invested: $41,972 (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 14450

• Rents YoY: -0.8%
• Active inventory: 188
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$786
• Tax from tax record: −$332 /mo · $3,989/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $624

Break-even live

Break-even rent $1,495

Max offer price $149,900

Occupancy floor 68%

Sensitivity live

Price	-10% $709	-5% $666	+0% $624	+5% $581	+10% $539
Rent	-10% $443	-5% $534	+0% $624	+5% $714	+10% $804
Rate	-1.0pp $699	-0.5pp $662	base $624	+0.5pp $585	+1.0pp $545

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Penbrooke Dr Penfield, NY	1.0–4.0	1.0–1.5	825	$2,282	$2.77	4d	19	0.81mi
100 Ezra Xing Fairport, NY	2.0	2.0	1200	$2,868	$2.39	4d	1	0.99mi
1 White Pine Cir Fairport, NY	1.0–2.0	1.0	720	$1,521	$2.11	4d	1	1.30mi
6 Edendery Cir Fairport, NY	2.0	2.5	1064	$2,500	$2.35	4d	1	1.35mi
166 High St Unit B Fairport, NY	2.0	1.5	1300	$2,000	$1.54	25d	1	1.48mi

Listing history 2 events

1. 2026-05-18
   status Pending 1509-char remark
2. 2026-05-06
   listed $149,900 Active 1509-char remark

ⓘ 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: $3,989 · $332/mo
• Projected year-2 tax: $3,989 · $332/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 ≥95°F today · 16 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: $27,413
• − Mortgage interest: −$8,397
• − Property taxes: −$3,989
• − Insurance: −$750
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$4,361
• Taxable income: $5,532
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $6,158/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — Fairport

• Score: 74/100
• State rank: #301
• US rank: #4847

Category grades

Amenities B+ Commute F Cost of living C+ Crime C+ Employment B+ 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: 42,750
• Metro: Rochester, NY
• Population (ZIP): 42,750
• Household income: $109,466
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 843.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Other Asian/Pacific 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: ▼ -189.56%
• Current HPI: 270.7329
• Rent YoY: ▼ -0.84%
• 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 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-05-06 Listed $149,900 UNYREIS

Property tax history

+13.9%/yr

Latest (2025): $3,989 · +156.4% YoY. Source: county tax records.