222 Oakwood Rd · Rochester, NY 14616

$164,900

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 9 Days on market

Built 1947 7,927 sqft lot Est $218k · 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• 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

Charming two bed, one bath Cape Cod home with a first floor living opportunity! Enter into the generously sized dining room with a large front facing picture window. Open concept from dining room into living and kitchen space. Upgrades galore including kitchen with modern counters, subway tile backsplash and dual tone cabinets and breakfast bar. All kitchen appliances included! Updated first floor full bath includes new sink, new toilet, fresh paint plus wainscoting and built in storage. Large bedroom located on the first floor. Full attic offers tons of storage and second bedroom. Spacious fenced in backyard with deck and new shed! Hot Water Tank 2020, Newer Roof & Some Replacement Windows. Delayed Negotiations Until 5PM on Monday, September 14th.

Key facts

• Open floor plan
• New toilet
• Built-in microwave

Tags

• OPEN FLOOR PLAN
• NEWER SLIDING GLASS DOOR
• NEWER TILED BATHTUB AREA
• NEW TOILET
• NEWER LAMINATE WOOD FLOORING
• BUILT-IN MICROWAVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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: 111 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $120k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1947 — 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: 1.19% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $218,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Oakwood Rd	0.00mi	2/1.0 (-1)	1,332 (0%)	0mo	$180,000	$135	95
647 Bonesteel St	0.37mi	3/1.0	1,344 (+1%)	3mo	$210,000	$156	78
2351 Dewey Ave	0.40mi	3/1.0	1,292 (-3%)	3mo	$165,000	$128	74
132 Duffern Dr	0.18mi	3/1.5	1,440 (+8%)	3mo	$160,000	$111	73
62 Benwell Rd	0.08mi	2/1.5 (-1)	1,200 (-10%)	2mo	$210,000	$175	72
45 Studley St	0.27mi	3/1.5	1,153 (-13%)	3mo	$220,000	$191	60
1010 Stone Rd	0.43mi	3/2.0	1,470 (+10%)	3mo	$210,000	$143	56
50 Florida Ave	0.35mi	4/1.0 (+1)	1,162 (-13%)	3mo	$205,000	$176	55
146 Maiden Ln	0.57mi	3/1.0	1,184 (-11%)	1mo	$194,500	$164	54
142 Pomona Dr	0.70mi	3/1.0	1,224 (-8%)	2mo	$236,000	$193	52
19 Mac Arthur Rd	0.73mi	4/1.0 (+1)	1,416 (+6%)	2mo	$183,000	$129	49
79 Pomona Dr	0.65mi	4/1.5 (+1)	1,224 (-8%)	0mo	$235,000	$192	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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,613
• Equity at exit: $24,587

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $42,172
• Equity at exit: $14,258

Cash invested: $46,172 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$865
• Tax from tax record: −$138 /mo · $1,656/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $476

Break-even live

Break-even rent $1,356

Max offer price $164,900

Occupancy floor 71%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	2d	3	0.28mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	0.85mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	0.97mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	0.98mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	2d	3	1.24mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	1.28mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	1.30mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	2d	1	1.42mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	1.42mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	43d	1	1.48mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   listed $164,900 Active
3. 2020-11-23
   soldstatus $120,000
4. 2020-11-20
   soldstatus $120,000 Closed Sale or Rented 764-char remark

   Show marketing remark (764 chars)

   Charming two bed, one bath Cape Cod home with a first floor living opportunity! Enter into the generously sized dining room with a large front facing picture window. Open concept from dining room into living and kitchen space. Upgrades galore including kitchen with modern counters, subway tile backsplash and dual tone cabinets and breakfast bar. All kitchen appliances included! Updated first floor full bath includes new sink, new toilet, fresh paint plus wainscoting and built in storage. Large bedroom located on the first floor. Full attic offers tons of storage and second bedroom. Spacious fenced in backyard with deck and new shed! Hot Water Tank 2020, Newer Roof & Some Replacement Windows. Delayed Negotiations Until 5PM on Monday, September 14th.

5. 2020-09-17
   status Under Contract- Do Not Show 764-char remark

   Show marketing remark (764 chars)

   Charming two bed, one bath Cape Cod home with a first floor living opportunity! Enter into the generously sized dining room with a large front facing picture window. Open concept from dining room into living and kitchen space. Upgrades galore including kitchen with modern counters, subway tile backsplash and dual tone cabinets and breakfast bar. All kitchen appliances included! Updated first floor full bath includes new sink, new toilet, fresh paint plus wainscoting and built in storage. Large bedroom located on the first floor. Full attic offers tons of storage and second bedroom. Spacious fenced in backyard with deck and new shed! Hot Water Tank 2020, Newer Roof & Some Replacement Windows. Delayed Negotiations Until 5PM on Monday, September 14th.

6. 2020-09-10
   listed $114,900 Active 764-char remark

   Show marketing remark (764 chars)

   Charming two bed, one bath Cape Cod home with a first floor living opportunity! Enter into the generously sized dining room with a large front facing picture window. Open concept from dining room into living and kitchen space. Upgrades galore including kitchen with modern counters, subway tile backsplash and dual tone cabinets and breakfast bar. All kitchen appliances included! Updated first floor full bath includes new sink, new toilet, fresh paint plus wainscoting and built in storage. Large bedroom located on the first floor. Full attic offers tons of storage and second bedroom. Spacious fenced in backyard with deck and new shed! Hot Water Tank 2020, Newer Roof & Some Replacement Windows. Delayed Negotiations Until 5PM on Monday, September 14th.

7. 2009-08-28
   soldstatus $84,900
8. 2000-11-06
   soldstatus $53,000

ⓘ 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: $1,656 · $138/mo
• Projected year-2 tax: $2,221 · $185/mo
• Expected delta: +$565/yr (+$47/mo · 34.1%)

ⓘ 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 3/10 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: $23,513
• − Mortgage interest: −$9,237
• − Property taxes: −$1,656
• − Insurance: −$824
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$4,797
• Taxable income: $3,236
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $4,941/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): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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 (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 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: ▼ -54.14%
• Current HPI: 246.1703
• 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

+211.1% since first listed

8 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-13 Listed $164,900 UNYREIS
• 2020-11-23 Sold (Public Records) $120,000 Public Records
• 2020-11-20 Sold (MLS) $120,000 UNYREIS
• 2020-09-17 Pending — UNYREIS
• 2020-09-10 Listed $114,900 UNYREIS
• 2009-08-28 Sold (Public Records) $84,900 Public Records
• 2000-11-06 Sold (Public Records) $53,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,656 · +0.0% YoY. Source: county tax records.