235 Electric Ave · Rochester, NY 14613

$147,500

3 bd · 1.0 ba · 1,517 sqft · SingleFamily public records · 4 Days on market

Built 1911 4,780 sqft lot $97/sqft · 7% below area Est $158k · 7% under

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Why this score? — see what drove the C+ 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 +25.0/30.0
• ARV discount +10.6/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks

Charming 3-bedroom single-family home located on a quiet neighborhood street in the City of Rochester. This property offers a great opportunity for both investors and owner-occupants alike. Recent updates include a full tear-off roof with brand-new plywood underlayment, as well as a freshly painted interior and exterior, giving the home a clean and refreshed feel. Currently tenant-occupied on a month-to-month lease, providing immediate rental income or flexibility for future occupancy. The property also features a current Certificate of Occupancy for added peace of mind. 48-hour notice required for showings. No delayed negotiations—offers will be reviewed as received.

Key facts

• Full tear-off roof
• 4,780 sq ft lot
• Built 1911

Tags

• QUIET NEIGHBORHOOD STREET
• FULL TEAR-OFF ROOF
• NEW PLYWOOD UNDERLAYMENT
• FRESHLY PAINTED INTERIOR
• FRESHLY PAINTED EXTERIOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Resale condition
• Construction: Wood siding; Block foundation; Existing (original) construction
• Exterior features: Blacktop driveway; Rectangular residential lot with city street frontage (approx. 40 x 119)

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Hardwood flooring; Varied flooring in some areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Other interior features noted in remarks; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment F.
• Rochester City School District (urban): math 21% / reading 26% proficiency, ranked #589 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $110k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,500

Questions for the listing agent

1. Built in 1911 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
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: 1.08% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $158,299
• List price: $147,500
• Delta: -6.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Alameda St	0.29mi	3/1.5	1,542 (+2%)	3mo	$160,000	$104	80
541 Birr St	0.48mi	3/1.5	1,514 (-0%)	1mo	$142,000	$94	74
273 Electric Ave	0.05mi	3/1.5	1,327 (-12%)	3mo	$150,000	$113	72
297 Knickerbocker Ave	0.36mi	4/1.5 (+1)	1,618 (+7%)	1mo	$202,500	$125	64
174 Alameda St	0.34mi	3/1.5	1,658 (+9%)	3mo	$175,000	$106	64
621 Clay Ave	0.34mi	3/1.5	1,334 (-12%)	0mo	$200,000	$150	61
505 Augustine St	0.39mi	4/1.0 (+1)	1,678 (+11%)	3mo	$160,000	$95	56
842 Flower City Park	0.42mi	3/1.5	1,300 (-14%)	1mo	$116,000	$89	54
507 Driving Park Ave	0.71mi	3/1.5	1,602 (+6%)	3mo	$215,000	$134	54
225 Bryan St	0.47mi	3/1.0	1,315 (-13%)	3mo	$92,000	$70	54
539 Lakeview Park	0.66mi	4/1.0 (+1)	1,398 (-8%)	2mo	$150,000	$107	50
451 Lakeview Park	0.61mi	3/1.0	1,326 (-13%)	3mo	$185,000	$140	48

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,376
• Equity at exit: $21,993

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $23,409
• Equity at exit: $12,753

Cash invested: $41,300 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$774
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $323

Break-even live

Break-even rent $1,180

Max offer price $147,500

Occupancy floor 75%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.06mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.30mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.50mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	0.51mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.69mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.70mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	2d	1	1.01mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.12mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.37mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.38mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.39mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.48mi

Listing history 12 events

1. 2026-05-08
   status Pending 682-char remark
2. 2026-05-04
   listed $147,500 Active 682-char remark
3. 2025-11-20
   soldstatus $110,000
4. 2025-06-10
   historical
5. 2025-05-16
   listed $120,000 Active
6. 2025-02-28
   historical
7. 2024-12-11
   listed $129,900 Active
8. 2024-11-30
   historical
9. 2024-08-10
   listed $119,900 Active
10. 2013-07-15
    soldstatus $40,000
11. 2012-10-03
    listed $64,000
12. 2012-02-25
    listed $64,000

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,830 · $153/mo
• Expected delta: +$662/yr (+$55/mo · 56.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $19,064
• − Mortgage interest: −$8,262
• − Property taxes: −$1,168
• − Insurance: −$738
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$4,291
• Taxable income: $1,555
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $3,500/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: Rochester City School District
• NCES district ID: 3624750
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 26% ▲ 4.00%
• Median HH income: $30,923
• Composite: 18.98/100
• National rank: #8850
• State rank: #589 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NY
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+130.5% since first listed

12 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-05-04 Listed $147,500 UNYREIS
• 2025-11-20 Sold (Public Records) $110,000 Public Records
• 2025-06-10 Listing Removed — UNYREIS
• 2025-05-16 Listed $120,000 UNYREIS
• 2025-02-28 Listing Removed — UNYREIS
• 2024-12-11 Listed $129,900 UNYREIS
• 2024-11-30 Listing Removed — UNYREIS
• 2024-08-10 Listed $119,900 UNYREIS
• 2013-07-15 Sold (MLS) $40,000 UNYREIS
• 2012-10-03 Listed $64,000 UNYREIS
• 2012-02-25 Listed $64,000 UNYREIS

Property tax history

+4.8%/yr

Latest (2025): $1,168 · -1.7% YoY. Source: county tax records.