24 Bardin St · Rochester, NY 14615

$115,000

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 10 Days on market

Built 1918 5,690 sqft lot Est $154k · 25% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous 3 Bedroom home located in City Maplewood Neighborhood. Living Room, Formal and Eat-in Kitchen. Huge 2-Car Garage, Fenced yard and more. Call listing agent for appointment. Short Sale.

Key facts

• Enclosed balcony
• Kitchen cabinets
• Full walk-up attic

Tags

• KITCHEN CABINETS
• REFINISHED HARDWOOD FLOORS
• ENCLOSED BALCONY
• UPDATED BATHROOM
• FULL WALK-UP ATTIC
• ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: 2 stories; Existing (previously built); Vinyl siding; Asphalt roof
• Construction: Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 6 rooms (includes living space)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Combined living and dining area; 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 $115k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.8% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 74 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $35k; list at $115k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1918 — 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: 1.40% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $153,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 W Ridge Rd	0.29mi	3/1.5	1,384 (-1%)	5mo	$210,000	$152	79
262 Pullman Ave	0.22mi	4/1.5 (+1)	1,350 (-3%)	4mo	$159,100	$118	74
165 Clay Ave	0.26mi	3/1.0	1,334 (-5%)	8mo	$125,000	$94	74
42 Ridgeway Ave	0.12mi	3/1.0	1,246 (-11%)	7mo	$50,000	$40	71
267 Flower City Park	0.17mi	3/1.0	1,224 (-12%)	5mo	$195,000	$159	67
45 Lapham St	0.25mi	3/1.5	1,510 (+8%)	8mo	$170,000	$113	66
571 Flower City Park	0.46mi	3/1.5	1,302 (-7%)	4mo	$100,000	$77	62
273 Electric Ave	0.56mi	3/1.5	1,327 (-5%)	3mo	$150,000	$113	61
198 Steko Ave	0.64mi	3/1.5	1,360 (-3%)	8mo	$150,000	$110	56
232 Alameda St	0.58mi	3/1.5	1,542 (+10%)	3mo	$160,000	$104	51
118 Rand St	0.55mi	3/1.0	1,226 (-12%)	6mo	$77,000	$63	49
392 Clay Ave	0.48mi	3/1.5	1,578 (+13%)	7mo	$158,000	$100	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: 11.9%
• Equity multiple: 1.47×
• Total profit: $15,231
• Equity at exit: $17,147

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $56,842
• Equity at exit: $9,943

Cash invested: $32,200 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$603
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $532

Break-even live

Break-even rent $935

Max offer price $115,000

Occupancy floor 62%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	0.07mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.14mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.19mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	0.26mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.59mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	0.62mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	0.72mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.75mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	0.87mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	0.92mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	2d	1	1.09mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.14mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	1.39mi

Listing history 11 events

1. 2026-06-09
   statusdays on market $115,000 Pending 10 DOM
2. 2026-06-07
   days on market $115,000 Active 9 DOM
3. 2026-06-05
   days on market $115,000 Active 6 DOM
4. 2026-06-03
   days on market $115,000 Active 5 DOM
5. 2026-06-03
   days on market $115,000 Active 4 DOM
6. 2026-06-01
   days on market $115,000 Active 3 DOM
7. 2026-05-31
   days on market $115,000 Active 2 DOM
8. 2026-05-29
   listed $115,000 Active
9. 2013-07-25
   soldstatus $35,000 192-char remark

   Show marketing remark (192 chars)

   Fabulous 3 Bedroom home located in City Maplewood Neighborhood. Living Room, Formal and Eat-in Kitchen. Huge 2-Car Garage, Fenced yard and more. Call listing agent for appointment. Short Sale.

10. 2012-10-08
    listed $39,900 192-char remark

    Show marketing remark (192 chars)

    Fabulous 3 Bedroom home located in City Maplewood Neighborhood. Living Room, Formal and Eat-in Kitchen. Huge 2-Car Garage, Fenced yard and more. Call listing agent for appointment. Short Sale.

11. 2004-08-19
    soldstatus $44,900

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: +$445/yr (+$37/mo · 42.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $19,302
• − Mortgage interest: −$6,442
• − Property taxes: −$1,054
• − Insurance: −$575
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,345
• Taxable income: $4,797
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $5,231/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
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▼ -31.81%
• Current HPI: 240.6896
• 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

+156.1% since first listed

4 events — show timeline

• 2026-05-29 Listed $115,000 UNYREIS
• 2013-07-25 Sold (MLS) $35,000 UNYREIS
• 2012-10-08 Listed $39,900 UNYREIS
• 2004-08-19 Sold (Public Records) $44,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,054 · +0.0% YoY. Source: county tax records.