292 E Henrietta Rd · Rochester, NY 14620

$94,900

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 10 Days on market

Built 1900 2,798 sqft lot $82/sqft · 65% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

CITY LIVING AT IT’S FINEST with an * * * UNBEATABLE LOCATION * * * in the HIGHLY DESIRABLE STRONG NEIGHBORHOOD ——> ONE MILE to UR/STRONG, HIGHLAND PARK, SUNKEN GARDEN, MT HOPE, COSTCO, etc! * * * CLASSIC ARCHITECTURAL DETAILS * * * FOUND THROUGHOUT - CHARMING ENCLOSED FRONT PORCH, HARDWOOD FLOORS, WELL PROPORTIONED LIVING SPACE with ORIGINAL TIN CEILING, FORMAL DINING ROOM, LIGHT FILLED KITCHEN with SS APPLIANCES and direct access to your PRIVATE COVERED PORCH overlooking your BACKYARD OASIS. Convenient * * * FIRST FLOOR BEDROOM * * * could easily be converted to an OFFICE/LIBRARY with TWO ADDITIONAL BEDROOMS upstairs as well as a LARGE FULL BATHROOM w

Key facts

• Formal dining room
• Light filled kitchen
• Hardwood floors

Tags

• CLASSIC ARCHITECTURAL DETAILS
• CHARMING ENCLOSED FRONT PORCH
• HARDWOOD FLOORS
• ORIGINAL TIN CEILING
• FORMAL DINING ROOM
• LIGHT FILLED KITCHEN

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Composite siding; Asphalt roof; Stone foundation
• Exterior features: Blacktop driveway; Enclosed porch; Covered porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Natural woodwork; Other features (see remarks)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 19.3% vs local median 9.3% in Rochester — 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 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 (+1.2%/yr); 74 active listings in the ZIP; 18 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 40% of the median local income ($62k/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 $656 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 + 1.2% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1900 — 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: 2.18% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.50%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (median comp): $271,098
• List price: $94,900
• Delta: -64.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
292 E Henrietta Rd	0.00mi	3/1.0	1,160 (0%)	0mo	$137,000	$118	100
116 Cimarron Dr	0.12mi	3/1.0	1,115 (-4%)	1mo	$230,000	$206	87
125 Redfern Dr	0.11mi	3/1.5	1,207 (+4%)	8mo	$279,900	$232	80
122 E Henrietta Rd	0.23mi	3/2.0	1,231 (+6%)	1mo	$250,000	$203	74
296 Castleman Rd	0.56mi	3/1.5	1,176 (+1%)	0mo	$360,000	$306	69
64 Rosemount St	0.35mi	4/2.0 (+1)	1,152 (-1%)	8mo	$288,000	$250	67
22 Southland Dr	0.63mi	3/1.5	1,188 (+2%)	6mo	$220,000	$185	60
30 Raleigh St	0.41mi	3/1.0	1,304 (+12%)	1mo	$323,000	$248	59
114 Elmerston Rd	0.44mi	3/1.0	1,332 (+15%)	1mo	$372,000	$279	54
52 Warren St	0.31mi	2/1.5 (-1)	1,020 (-12%)	9mo	$210,000	$206	51
73 Gold St	0.69mi	3/1.5	1,226 (+6%)	8mo	$315,000	$257	50
10 Gold St	0.73mi	4/1.5 (+1)	1,302 (+12%)	8mo	$143,000	$110	32

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 2.75×
• Total profit: $46,516
• Equity at exit: $14,150

10-year hold

• IRR: 47.1%
• Equity multiple: 5.15×
• Total profit: $110,359
• Equity at exit: $8,205

Cash invested: $26,572 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$498
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,030

Break-even live

Break-even rent $770

Max offer price $94,900

Occupancy floor 45%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	14d	1	0.35mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	2d	1	0.37mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	2d	1	0.42mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	0.50mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	2d	5	0.55mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	0.58mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	43d	1	0.68mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	0.70mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	0.73mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	3d	19	1.08mi
999 E Henrietta Rd Rochester, NY	1.0–2.0	1.0–2.0	930	$1,665	$1.79	2d	1	1.08mi
1577 Elmwood Ave Brighton, NY	2.0	1.0–1.5	650	$1,650	$2.54	19d	1	1.16mi
32 Lilac Dr Brighton, NY	2.0	1.0–1.5	800	$1,625	$2.03	21d	4	1.18mi
205 Lac Kine Dr Rochester, NY	2.0	3.0	1500	$2,295	$1.53	43d	1	1.20mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	19d	1	1.27mi
249 Crittenden Way Unit 0038-6 Rochester, NY	2.0	1.0	930	$1,769	$1.90	43d	1	1.29mi
249 Crittenden Way Unit 0328-3 Rochester, NY	2.0	1.0	900	$1,749	$1.94	2d	1	1.29mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	1.44mi

Listing history 2 events

1. 2026-05-07
   status Pending 993-char remark
2. 2026-04-27
   listed $94,900 Active 993-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: $852 · $71/mo
• Projected year-2 tax: $1,228 · $102/mo
• Expected delta: +$376/yr (+$31/mo · 44.1%)

ⓘ 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 ≥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: $24,880
• − Mortgage interest: −$5,316
• − Property taxes: −$852
• − Insurance: −$474
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$2,761
• Taxable income: $11,495
• Est. tax owed @ 24.0%: −$2,759
• After-tax cash flow: $9,597/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+44.4% since first listed

3 events — show timeline

• 2026-06-15 Sold (MLS) $137,000 UNYREIS
• 2026-05-07 Pending — UNYREIS
• 2026-04-27 Listed $94,900 UNYREIS

Property tax history

-1.2%/yr

Latest (2025): $852 · -2.6% YoY. Source: county tax records.