230 Desmond Rd · Rochester, NY 14616

$179,900

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 10 Days on market

Built 1950 7,080 sqft lot Est $218k · 17% under

---

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 +13.9/30.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained cape with fabulous Florida room & skylight. Sliders to backyard. Florida room has heater to take chill off in the fall. Hardwoods on first floor. Upstairs was formerly an in-law with separate entry. (kitchen is still in 4th bedroom) Fiberglass tub enclosure. Replacement windows. Newer driveway is being sealed in September. Furnace & hot water heater new in 2016. Exterior paint-2020. Some furnishings will be left- ask for a list. Delayed showings: 8/16/22 at noon. Offers in for negotiations at noon on Saturday, 8/20/22. Allow 72 hours for response.

Key facts

• In-law suite
• Landscaped backyard
• Sunroom

Tags

• HARDWOOD FLOORS
• SUNROOM
• PRIVATE PATIO
• LANDSCAPED BACKYARD
• MATURE PEAR TREE
• IN-LAW SUITE

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story; Resale property; Existing construction
• Construction: Wood siding; Copper plumbing; Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Patio; Partial fencing; Fence; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 60 x 118

Interior

• Kitchen: Refrigerator; Range hood; Exhaust fan
• Bedrooms: 2 main level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Skylights; Natural woodwork; Programmable thermostat; Thermal windows; Skylight(s); Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $19 ($223/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (3.0% below list).
• Recommended offer: $174k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 112 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,489 (3.0% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 0.97% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $217,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Newfield Dr	0.41mi	3/1.5	1,199 (-2%)	4mo	$215,000	$179	72
142 Pomona Dr	0.58mi	3/1.0	1,224 (-0%)	2mo	$236,000	$193	66
1043 Britton Rd	0.24mi	3/1.0	1,101 (-10%)	4mo	$195,000	$177	64
92 Veness Ave	0.39mi	2/1.0 (-1)	1,296 (+5%)	2mo	$185,000	$143	62
79 Pomona Dr	0.66mi	4/1.5 (+1)	1,224 (-0%)	1mo	$235,000	$192	61
23 Barcrest Dr	0.37mi	3/1.5	1,405 (+14%)	0mo	$285,000	$203	56
146 Maiden Ln	0.73mi	3/1.0	1,184 (-4%)	1mo	$194,500	$164	55
73 Wembly Rd	0.46mi	3/1.5	1,080 (-12%)	2mo	$250,000	$231	55
232 Almay Rd	0.69mi	3/1.0	1,122 (-9%)	2mo	$185,000	$165	47
65 Villewood Dr	0.73mi	3/1.0	1,350 (+10%)	1mo	$215,000	$159	45
591 Britton Rd	0.68mi	3/1.5	1,392 (+13%)	2mo	$225,000	$162	43
188 Estall Rd	0.73mi	2/1.5 (-1)	1,093 (-11%)	3mo	$150,000	$137	38

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-27,872
• Equity at exit: $26,824

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-22,351
• Equity at exit: $15,554

Cash invested: $50,372 (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: 112
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$943
• Tax from tax record: −$342 /mo · $4,098/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $19

Break-even live

Break-even rent $1,721

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $120	-5% $69	+0% $19	+5% $-32	+10% $-83
Rent	-10% $-119	-5% $-50	+0% $19	+5% $87	+10% $156
Rate	-1.0pp $109	-0.5pp $64	base $19	+0.5pp $-28	+1.0pp $-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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	4d	1	0.26mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	5d	1	0.34mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	45d	1	0.36mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	4d	3	0.64mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	16d	1	0.71mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	45d	1	0.72mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	25d	1	0.78mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	46d	1	0.87mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	4d	1	0.90mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	23d	1	0.97mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	4d	2	0.97mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	4d	2	0.98mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	5d	1	1.26mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	4d	1	1.26mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	4d	1	1.29mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	4d	1	1.39mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	4d	5	1.41mi

Listing history 9 events

1. 2026-06-22
   statusdays on market $179,900 Pending 10 DOM
2. 2026-06-18
   days on market $179,900 Active 9 DOM
3. 2026-06-17
   days on market $179,900 Active 8 DOM
4. 2026-06-16
   days on market $179,900 Active 7 DOM
5. 2026-06-15
   days on market $179,900 Active 6 DOM
6. 2026-06-13
   days on market $179,900 Active 4 DOM
7. 2026-06-13
   days on market $179,900 Active 3 DOM
8. 2026-06-10
   remarks 669-char remark
9. 2026-06-10
   listed $179,900 Active 1 DOM

ⓘ 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: $4,098 · $342/mo
• Projected year-2 tax: $4,098 · $342/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,939
• − Mortgage interest: −$10,077
• − Property taxes: −$4,098
• − Insurance: −$900
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,233
• Taxable loss: −$2,720
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $875/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 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

• 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

+38.4% since first listed

5 events — show timeline

• 2026-06-09 Listed $179,900 UNYREIS
• 2022-11-07 Sold (MLS) $120,000 UNYREIS
• 2022-11-03 Sold (Public Records) $120,000 Public Records
• 2022-08-24 Pending — UNYREIS
• 2022-08-13 Listed $130,000 UNYREIS

Property tax history

+4.6%/yr

Latest (2025): $4,098 · +31.5% YoY. Source: county tax records.