70 Woodridge · Rochester Institute of Technology, NY 14467

$139,900

3 bd · 1.5 ba · 1,386 sqft · Townhouse public records · 7 Days on market

Built 1974 3,920 sqft lot $101/sqft · 28% below area Est $194k · 28% under $305/mo HOA · 15% of rent

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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 +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +7.0/10.0
• Schools +5.2/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A true hidden gem. Peaceful and tranquil setting nestled among the trees. Take long walks on the Lehigh walking trail. This 3 Br. 1.5 Ba End Unit Townhome is a delight to show. Open floor plan. Fully applianced Eat in Kitchen complete with Pantry, and a Formal Dining Room. Woodburning stove for those chilly nights. Sliding glass door off the Living Room leads to a deck and beautiful views of woods. Huge Master Bedroom with walk in closet and entrance to the Full Bath. Immediate possession possible - clean as a whistle!

Key facts

• Attached garage
• Walk-in closet
• Scenic wooded views

Tags

• LARGE PRIVATE DECK
• SCENIC WOODED VIEWS
• WALK-IN CLOSET
• FULL BATH
• ATTACHED GARAGE
• FULL BASEMENT

Property features AI

Finance

• Financial info: Pets: cats OK, dogs OK (negotiable)
• HOA & community: Association: Crofton Perdue Associate; Monthly association fee; Association fee covers common area maintenance, common area insurance, insurance, maintenance of structure, reserve fund, snow removal, and trash

Exterior

• Parking: Attached garage with garage door opener; Assigned parking; Two parking spaces (1 garage space noted)
• Utilities: Electricity connected; Water connected (public); Sewer connected; Cable available; High speed internet available
• Home design: 2 stories; Resale property
• Construction: Brick and vinyl siding construction; Asphalt roof; Copper plumbing
• Exterior features: Deck; Open deck/porch; Porch; Rectangular lot; Residential lot; Wooded lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Does not specify bedroom count
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Living/dining room; Pantry; Sliding glass door(s); Storage; Bath in primary bedroom; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.2% vs local median 3.8% in Rochester Institute of Technology — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $967 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 5.6

CMA / ARV

• ARV (median comp): $194,061
• List price: $139,900
• Delta: -27.91%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Woodridge	0.00mi	3/1.5	1,386 (0%)	0mo	$191,000	$138	100
43 Woodridge Trl	0.10mi	3/1.5	1,386 (0%)	9mo	$195,000	$141	88
63 Woodridge	0.04mi	2/1.5 (-1)	1,216 (-12%)	0mo	$195,000	$160	72
83 Woodridge Trl	0.03mi	2/1.5 (-1)	1,216 (-12%)	12mo	$175,000	$144	63
51 Woodridge	0.07mi	2/1.5 (-1)	1,216 (-12%)	11mo	$174,000	$143	62
72 Woodridge	0.01mi	2/1.5 (-1)	1,216 (-12%)	22mo	$170,000	$140	56

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-11,757
• Equity at exit: $20,860

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-4,799
• Equity at exit: $12,096

Cash invested: $39,172 (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 14467

• Home prices YoY: -13.8%
• Rents YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$325 /mo · $3,900/yr
• Insurance: −$58
• HOA: −$305
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $222

Break-even live

Break-even rent $1,800

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $301	-5% $262	+0% $222	+5% $182	+10% $143
Rent	-10% $58	-5% $140	+0% $222	+5% $304	+10% $386
Rate	-1.0pp $293	-0.5pp $258	base $222	+0.5pp $186	+1.0pp $149

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Erie Ridge Dr Henrietta, NY	2.0	2.0	1157	$2,275	$1.97	45d	1	1.13mi
89 Erie Ridge Dr Henrietta, NY	2.0	2.0	1165	$2,495	$2.14	4d	1	1.17mi
41 High Manor Dr Henrietta, NY	1.0–2.0	1.0	950	$1,695	$1.78	4d	19	1.35mi

HOA detail

• Monthly dues: $305 · $3,660/yr

Listing history 9 events

1. 2026-05-12
   status Pending 1144-char remark
2. 2026-05-05
   listed $139,900 Active 1144-char remark
3. 2013-04-01
   soldstatus $92,000 524-char remark

   Show marketing remark (524 chars)

   A true hidden gem. Peaceful and tranquil setting nestled among the trees. Take long walks on the Lehigh walking trail. This 3 Br. 1.5 Ba End Unit Townhome is a delight to show. Open floor plan. Fully applianced Eat in Kitchen complete with Pantry, and a Formal Dining Room. Woodburning stove for those chilly nights. Sliding glass door off the Living Room leads to a deck and beautiful views of woods. Huge Master Bedroom with walk in closet and entrance to the Full Bath. Immediate possession possible - clean as a whistle!

4. 2013-04-01
   soldstatus $92,000

   Show marketing remark (524 chars)

   A true hidden gem. Peaceful and tranquil setting nestled among the trees. Take long walks on the Lehigh walking trail. This 3 Br. 1.5 Ba End Unit Townhome is a delight to show. Open floor plan. Fully applianced Eat in Kitchen complete with Pantry, and a Formal Dining Room. Woodburning stove for those chilly nights. Sliding glass door off the Living Room leads to a deck and beautiful views of woods. Huge Master Bedroom with walk in closet and entrance to the Full Bath. Immediate possession possible - clean as a whistle!

5. 2013-02-11
   listed $99,900 524-char remark

   Show marketing remark (524 chars)

   A true hidden gem. Peaceful and tranquil setting nestled among the trees. Take long walks on the Lehigh walking trail. This 3 Br. 1.5 Ba End Unit Townhome is a delight to show. Open floor plan. Fully applianced Eat in Kitchen complete with Pantry, and a Formal Dining Room. Woodburning stove for those chilly nights. Sliding glass door off the Living Room leads to a deck and beautiful views of woods. Huge Master Bedroom with walk in closet and entrance to the Full Bath. Immediate possession possible - clean as a whistle!

6. 2012-08-08
   listed $97,900
7. 2008-07-14
   soldstatus $88,000
8. 2008-07-14
   soldstatus $88,000
9. 2002-10-01
   soldstatus $80,000

ⓘ 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: $3,900 · $325/mo
• Projected year-2 tax: $3,900 · $325/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 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,972
• − Mortgage interest: −$7,837
• − Property taxes: −$3,900
• − Insurance: −$700
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$3,660
• − Depreciation: −$4,070
• Taxable income: $811
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,470/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 10,168
• Household income: $88,653
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 265.0

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 (77%)
• Race & ethnicity: White 77% Asian 9% Black 6% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 2% Arabic 2% Chinese 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: ▼ -44.47%
• Current HPI: 276.5057
• Rent YoY: ▲ 1.28%
• 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

+138.8% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $191,000 UNYREIS
• 2026-05-12 Pending — UNYREIS
• 2026-05-05 Listed $139,900 UNYREIS
• 2013-04-01 Sold (Public Records) $92,000 Public Records
• 2013-04-01 Sold (MLS) $92,000 UNYREIS
• 2013-02-11 Listed $99,900 UNYREIS
• 2012-08-08 Listed $97,900 UNYREIS
• 2008-07-14 Sold (Public Records) $88,000 Public Records
• 2008-07-14 Sold (Public Records) $88,000 Public Records
• 2002-10-01 Sold (Public Records) $80,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,900 · +179.9% YoY. Source: county tax records.