9 Falling Brook Rd · Fairport, NY 14450

$299,900

3 bd · 2.5 ba · 2,160 sqft · SingleFamily public records · 11 Days on market

Built 1984 0.33 ac lot $139/sqft · 35% below area Est $464k · 35% under

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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 +15.0/15.0
• Cash flow +6.3/30.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained split-level home in the heart of Fairport offering the perfect blend of space, comfort, and location! Featuring 4 bedrooms and 2.5 baths, this versatile home includes a desirable in-law suite complete with a kitchenette, opening many options to potential buyers! The main living areas are designed for both everyday living and entertaining, with a living room/formal dining area in addition to a cozy family room with fireplace and built-ins! Eat-in kitchen sliding door opens to private patio area with nicely manicured landscaping and flower beds overlooking a peaceful backyard setting, backing directly to Center Park East Sports Fields, divided by foliage providing

Key facts

• In-law suite
• Updated appliances
• Private patio area

Tags

• IN-LAW SUITE
• PRIVATE PATIO AREA
• BACKYARD SETTING
• UPDATED HEAT PUMP
• UPDATED ELECTRIC PANEL
• UPDATED APPLIANCES

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Attached garage; 2-car garage; Driveway
• Utilities: Public water connected; Sewer connected; High-speed internet available; Electric service with circuit breakers
• Home design: Single-story; Existing construction
• Construction: Vinyl siding; Blown-in insulation; Copper plumbing; Asphalt roof; Block and slab foundation; Below-grade finished area present (partial finished basement)
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 90 x 160

Interior

• Kitchen: Electric range; Electric oven; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: One bedroom on the main level; In-law suite
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; One bathroom on the main level
• Heating & cooling: Electric heating; Forced air; Heat pump (heating and cooling); Central air
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Living/dining room; Sliding glass door(s); Window treatments; Drapes; Sliding doors; In-law floorplan; Workshop; See remarks
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (31.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (21.8% below list).
• Recommended offer: $205k (31.6% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.4% in Fairport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools A; Watch: commute F.
• Fairport Central School District (suburban): math 55% / reading 66% proficiency, ranked #199 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 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 $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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $188k; list at $300k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $205,152 (31.6% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.66%
• DSCR: 0.66
• GRM: 10.7

CMA / ARV

• ARV (median comp): $464,094
• List price: $299,900
• Delta: -35.38%
• 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 Falling Brook Rd	0.04mi	4/2.5 (+1)	2,356 (+9%)	6mo	$429,500	$182	73
11 Axel Rim Trl	0.41mi	3/2.0	1,850 (-14%)	1mo	$657,000	$355	54
14 Peppermill Dr	0.69mi	4/2.5 (+1)	2,084 (-4%)	7mo	$345,000	$166	51
92 Pebble Hill Rd	0.72mi	3/2.5	2,039 (-6%)	12mo	$440,500	$216	47
25 Killdeer Ln	0.50mi	3/1.5	1,912 (-12%)	10mo	$415,000	$217	45
93 Matthew Dr	0.63mi	4/2.5 (+1)	1,926 (-11%)	3mo	$375,000	$195	45
65 Falling Brook Rd	0.50mi	4/2.5 (+1)	2,417 (+12%)	13mo	$650,000	$269	42
64 Misty Pine Rd	0.73mi	3/2.5	2,279 (+6%)	19mo	$480,000	$211	41
19 Ledgemont Dr	0.67mi	4/2.5 (+1)	1,981 (-8%)	11mo	$462,000	$233	40
91 Matthew Dr	0.64mi	4/2.5 (+1)	1,914 (-11%)	17mo	$305,000	$159	32
10 Norbrook Rd	0.54mi	4/3.0 (+1)	2,406 (+11%)	20mo	$435,000	$181	32
12 Center Xing	0.70mi	3/2.0	1,836 (-15%)	20mo	$310,000	$169	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.7%
• Equity multiple: -0.06×
• Total profit: $-89,399
• Equity at exit: $44,716

10-year hold

• IRR: -69.0%
• Equity multiple: -0.76×
• Total profit: $-147,457
• 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 14450

• Rents YoY: -0.8%
• Active inventory: 188
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$691 /mo · $8,293/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-536

Break-even live

Break-even rent $3,024

Max offer price $205,152

Occupancy floor —

Sensitivity live

Price	-10% $-367	-5% $-451	+0% $-536	+5% $-621	+10% $-706
Rent	-10% $-722	-5% $-629	+0% $-536	+5% $-444	+10% $-351
Rate	-1.0pp $-385	-0.5pp $-460	base $-536	+0.5pp $-614	+1.0pp $-693

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: —

Listing history 4 events

1. 2026-05-15
   listed $299,900 Active 1275-char remark
2. 2009-03-24
   soldstatus $188,000
3. 2002-07-26
   soldstatus $158,000
4. 2000-10-31
   soldstatus $150,000

ⓘ 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: $8,293 · $691/mo
• Projected year-2 tax: $8,293 · $691/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,138
• − Mortgage interest: −$16,799
• − Property taxes: −$8,293
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$8,724
• Taxable loss: −$11,680
• Est. tax savings @ 24.0%: +$2,803
• After-tax cash flow: $-3,633/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: Fairport Central School District
• NCES district ID: 3610890
• Math proficiency: 55% ▼ -16.00%
• Reading proficiency: 66% ▲ 3.00%
• Median HH income: $74,981
• Composite: 53.84/100
• National rank: #1409
• State rank: #199 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

+99.9% since first listed

5 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-15 Listed $299,900 UNYREIS
• 2009-03-24 Sold (Public Records) $188,000 Public Records
• 2002-07-26 Sold (Public Records) $158,000 Public Records
• 2000-10-31 Sold (Public Records) $150,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $8,293 · +10.0% YoY. Source: county tax records.