221 Hazelwood · Rochester, NY 14609

$169,900

4 bd · 1.5 ba · 1,876 sqft · SingleFamily public records · 9 Days on market

Built 1879 4,000 sqft lot $91/sqft · 5% below area Est $179k · 5% 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 +25.6/30.0
• ARV discount +9.9/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Listing agent is the owner. Beautifully renovated single-family home featuring gleaming hardwood floors, natural trim throughout, replacement windows, glass block basement windows, brand new custom tiled bathroom, beautiful kitchen with open concept and new counter tops, dishwasher, recessed LED lighting, pantry unit plus an additional walk-in pantry, full finished attic with two skylights and two walk-in closets and new flooring, gorgeous stained glass dining room window plus stained glass wall sconces, rear deck with lighting, fully fenced rear yard. Stove and refrigerator are sold "as is". Only permits on file shall provided. Delayed negotiations. All offers due by May 5, 2026

Key facts

• Open concept kitchen
• New counter tops
• Natural trim

Tags

• HARDWOOD FLOORS
• NATURAL TRIM
• REPLACEMENT WINDOWS
• CUSTOM TILED BATHROOM
• OPEN CONCEPT KITCHEN
• NEW COUNTER TOPS

Property features AI

Exterior

• Parking: No garage
• Security: Owned security system
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Composite siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Full fencing

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Includes a studio (one of the room types)
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has 1 bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Attic; Breakfast bar; Ceiling fan(s); Cathedral ceilings; Separate/formal dining room; Entrance foyer; Separate/formal living room; Pantry; Natural woodwork; Leaded glass windows; Skylight(s); Thermal windows
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($65k/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 + 7.9% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1879 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1879 — 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: 1.10% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $179,307
• List price: $169,900
• Delta: -5.25%
• 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
368 Parsells	0.11mi	4/1.5	1,787 (-5%)	4mo	$80,000	$45	84
487 Parsells Ave	0.27mi	4/1.5	1,973 (+5%)	2mo	$180,000	$91	77
255 Melville St	0.05mi	4/1.5	2,076 (+11%)	4mo	$215,000	$104	77
102 Ellison St	0.31mi	4/1.0	1,782 (-5%)	4mo	$195,000	$109	72
275 Parsells Ave	0.13mi	3/2.0 (-1)	1,662 (-11%)	3mo	$207,000	$125	66
77 Sidney St	0.35mi	4/1.5	1,702 (-9%)	4mo	$149,900	$88	65
442 Hayward Ave	0.54mi	3/2.0 (-1)	1,746 (-7%)	4mo	$189,900	$109	53
264 Springfield Ave	0.70mi	3/2.0 (-1)	1,786 (-5%)	1mo	$179,500	$101	52
28 Arbutus St	0.72mi	4/1.0	1,664 (-11%)	4mo	$75,000	$45	42
390 Hayward Ave	0.60mi	5/2.0 (+1)	2,102 (+12%)	4mo	$225,000	$107	42
128 5th St	0.68mi	4/1.0	1,606 (-14%)	2mo	$62,000	$39	40
106 Ohio St	0.72mi	3/2.0 (-1)	1,600 (-15%)	2mo	$218,000	$136	33

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $7,728
• Equity at exit: $25,333

10-year hold

• IRR: 17.5%
• Equity multiple: 2.76×
• Total profit: $83,579
• Equity at exit: $14,690

Cash invested: $47,572 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$891
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $402

Break-even live

Break-even rent $1,368

Max offer price $169,900

Occupancy floor 74%

Sensitivity live

Price	-10% $498	-5% $450	+0% $402	+5% $354	+10% $306
Rent	-10% $254	-5% $328	+0% $402	+5% $476	+10% $550
Rate	-1.0pp $487	-0.5pp $445	base $402	+0.5pp $358	+1.0pp $313

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.21mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.30mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.30mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.35mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	0.36mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.61mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	4d	1	0.65mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	4d	1	0.65mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.69mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.72mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.80mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.06mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.13mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	1.17mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.24mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	1.40mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.41mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	1.46mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	1.49mi

Listing history 2 events

1. 2026-05-08
   status Pending 706-char remark
2. 2026-04-29
   listed $169,900 Active 706-char remark

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $2,151 · $179/mo
• Expected delta: +$720/yr (+$60/mo · 50.3%)

ⓘ 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 · 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: $22,526
• − Mortgage interest: −$9,517
• − Property taxes: −$1,431
• − Insurance: −$850
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$4,943
• Taxable income: $2,181
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $4,299/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

2 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-04-29 Listed $169,900 UNYREIS

Property tax history

+5.4%/yr

Latest (2025): $1,431 · -0.7% YoY. Source: county tax records.