160 Sawyer St · Rochester, NY 14619

$119,000

5 bd · 1.5 ba · 2,102 sqft · SingleFamily public records · 22 Days on market

Built 1920 Fair condition 4,220 sqft lot $57/sqft · 40% below area Est $198k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 160 Sawyers Street! Now vacant and ready for immediate possession, this spacious home offers over 2,000 square feet of living space with 5 bedrooms and 1.5 bathrooms. Whether you're looking for a large home to make your own or your next investment project, this property is full of potential. With solid bones and plenty of space, it's the perfect opportunity to build sweat equity through cosmetic updates and personal touches. The generous floor plan provides flexibility for growing households, home offices, or additional living space. Conveniently located near schools, parks, shopping, restaurants, and expressways, this home combines size, value, and opportunity.

Key facts

• 4,220 sq ft lot
• Built 1920
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 7.7% 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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 71 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.61% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.81%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $197,609
• List price: $119,000
• Delta: -41.80%
• 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
359 Wellington Ave	0.47mi	4/2.0 (-1)	2,138 (+2%)	9mo	$250,000	$117	61
836 Seward St	0.18mi	4/2.0 (-1)	1,897 (-10%)	9mo	$195,000	$103	61
123 Trafalgar St	0.42mi	4/2.0 (-1)	1,912 (-9%)	1mo	$287,000	$150	57
469 Arnett Blvd	0.65mi	4/2.0 (-1)	2,060 (-2%)	4mo	$125,000	$61	56
288 Elmdorf Ave	0.38mi	4/2.5 (-1)	2,305 (+10%)	2mo	$278,000	$121	55
16 Shelter St	0.47mi	5/1.5	2,352 (+12%)	5mo	$146,750	$62	54
199 Wellington Ave	0.69mi	4/2.0 (-1)	2,144 (+2%)	7mo	$166,500	$78	52
68 Arnett Blvd	0.52mi	5/2.0	1,863 (-11%)	9mo	$50,000	$27	48
211 Wellington Ave	0.66mi	4/2.0 (-1)	1,904 (-9%)	3mo	$262,000	$138	44
35 Milton St	0.51mi	4/2.0 (-1)	1,811 (-14%)	5mo	$185,000	$102	42
366 Seward St	0.70mi	4/2.0 (-1)	1,932 (-8%)	9mo	$140,000	$72	39
261 Warwick Ave	0.60mi	4/3.0 (-1)	2,298 (+9%)	9mo	$255,000	$111	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: 19.5%
• Equity multiple: 1.79×
• Total profit: $26,364
• Equity at exit: $17,743

10-year hold

• IRR: 27.8%
• Equity multiple: 3.45×
• Total profit: $81,767
• Equity at exit: $10,289

Cash invested: $33,320 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 16 under contract
• Months of supply: 2.8 mo (35%/mo absorbed)
• Median asking: $149,900 ($77/sqft)
• Median days on market: 31 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +21.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14619

• Home prices YoY: -10.0%
• Active inventory: 71
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$624
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $717

Break-even live

Break-even rent $1,005

Max offer price $119,000

Occupancy floor 58%

Sensitivity live

Price	-10% $784	-5% $750	+0% $717	+5% $683	+10% $649
Rent	-10% $565	-5% $641	+0% $717	+5% $792	+10% $868
Rate	-1.0pp $776	-0.5pp $747	base $717	+0.5pp $686	+1.0pp $654

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: $29,750
• Closing costs: $3,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	38d	1	0.53mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	25d	1	0.63mi
834 S Plymouth Ave Rochester, NY	4.0	2.0	1672	$1,450	$0.87	26d	1	0.83mi
144 Devon Rd Rochester, NY	4.0	1.5	1446	$2,350	$1.63	15d	1	0.84mi
122 Hobart St Rochester, NY	4.0	1.0	1440	$2,140	$1.49	17d	1	1.03mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	63d	1	1.04mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	63d	1	1.07mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connectedPublic water connectedSewer connected
• Home design: 2-story existing building
• Construction: Composite sidingAsphalt roofBlock foundation
• Exterior features: Blacktop drivewayNear public transitRectangular residential lotCity street frontageLot dimensions approximately 40 x 105

Interior

• Kitchen: DishwasherElectric ovenElectric rangeRefrigeratorGas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: HardwoodLuxury vinylVaries
• Bathrooms: 1 full bathroom1 half bathroom1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: AtticEat-in kitchenBedroom on main levelFull basement
• Laundry & utility: Laundry in basement

Listing history 43 events

1. 2026-08-08
   days on market $119,000 Active 22 DOM
2. 2026-08-07
   days on market $119,000 Active 21 DOM
3. 2026-08-06
   days on market $119,000 Active 20 DOM
4. 2026-08-05
   days on market $119,000 Active 19 DOM
5. 2026-08-04
   days on market $119,000 Active 18 DOM
6. 2026-08-03
   pricedays on market $119,000 Active 17 DOM
7. 2026-07-31
   days on market $135,000 Active 14 DOM
8. 2026-07-30
   days on market $135,000 Active 12 DOM
9. 2026-07-28
   days on market $135,000 Active 11 DOM
10. 2026-07-26
    days on market $135,000 Active 9 DOM
11. 2026-07-25
    days on market $135,000 Active 8 DOM
12. 2026-07-24
    days on market $135,000 Active 7 DOM
13. 2026-07-23
    days on market $135,000 Active 6 DOM
14. 2026-07-22
    days on market $135,000 Active 5 DOM
15. 2026-07-21
    days on market $135,000 Active 4 DOM
16. 2026-07-18
    remarks 699-char remark
17. 2026-07-18
    pricedays on marketlisting id $135,000 Active 1 DOM
18. 2026-05-31
    days on market $115,000 Active 52 DOM
19. 2026-05-08
    price $115,000 909-char remark
20. 2026-04-09
    listed $129,900 Active 909-char remark
21. 2026-03-06
    historical
22. 2026-01-14
    listed $134,900 Active
23. 2026-01-04
    historical
24. 2025-11-06
    listed $134,900 Active
25. 2025-10-29
    historical
26. 2025-09-03
    price $134,900
27. 2025-07-29
    listed $139,900 Active
28. 2024-09-27
    soldstatus $180,000
29. 2017-06-02
    soldstatus $61,000
30. 2017-06-01
    soldstatus $62,000 Closed Sale or Rented
31. 2017-04-30
    status Pending Sale
32. 2017-03-11
    listed $64,900 Active
33. 2016-06-03
    historical
34. 2016-05-02
    price $67,500
35. 2016-04-11
    price $68,900
36. 2016-03-26
    price $69,900
37. 2016-03-23
    price $71,300
38. 2016-02-03
    listed $69,900 Active
39. 2015-09-02
    historical
40. 2015-08-05
    price $68,900
41. 2015-07-28
    price $73,900
42. 2015-07-07
    listed $79,900 Active
43. 2008-11-05
    soldstatus $45,900

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,728 · $144/mo
• Expected delta: +$283/yr (+$24/mo · 19.6%)

ⓘ 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 ≥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: $22,945
• − Mortgage interest: −$6,666
• − Property taxes: −$1,445
• − Insurance: −$595
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$3,462
• Taxable income: $7,106
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $6,893/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $52,550–$94,590 screening

This single-family home in the 19th Ward of Rochester, NY, presents as a moderate renovation opportunity with average condition. It requires exterior painting, flooring replacement, and kitchen and bathroom updates to improve its resale and rental value.

Repairs flagged

• Minor roof — No visible damage, but the roof appears aged.
• Moderate exterior siding — Siding is weathered and paint is faded.
• Minor interior walls — Paint is faded and there are some visible scuffs.
• Minor bathrooms — Fixtures appear dated.
• Minor kitchen — Appliances appear dated.
• Minor landscaping — Landscaping is sparse and needs attention.

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and resale value. ↑
• Both replace flooring — New flooring can improve the home's appearance and increase its value. ↑
• Both update bathrooms — Modernizing bathrooms can significantly increase both resale and rental value. ↑
• Both update kitchen — A modern kitchen can attract more buyers and renters. ↑
• Both landscape — A well-maintained yard can enhance curb appeal and increase property value. ↑
• Both update HVAC — Upgrading HVAC can improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Dr Walter Cooper Academy F NY #2,049/2,108 Nat'l #37,719/41,679 Middle East Lower School F NY #715/729 Nat'l #13,057/14,009 High Rochester Early College International High School B NY #715/1,100 Nat'l #2,167/17,239

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

B Composite livability gradescore 76/100

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 · 759,460 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 14,223
• Household income: $66,345
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 1%

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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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connectedPublic water connectedSewer connected
• Home design: 2-story existing building
• Construction: Composite sidingAsphalt roofBlock foundation
• Exterior features: Blacktop drivewayNear public transitRectangular residential lotCity street frontageLot dimensions approximately 40 x 105

Interior

• Kitchen: DishwasherElectric ovenElectric rangeRefrigeratorGas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: HardwoodLuxury vinylVaries
• Bathrooms: 1 full bathroom1 half bathroom1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: AtticEat-in kitchenBedroom on main levelFull basement
• Laundry & utility: Laundry in basement

Price history

+150.5% since first listed

26 events — show timeline

• 2026-05-31 Listing Removed — UNYREIS
• 2026-05-08 Price Changed $115,000 UNYREIS
• 2026-04-09 Listed $129,900 UNYREIS
• 2026-03-06 Listing Removed — UNYREIS
• 2026-01-14 Listed $134,900 UNYREIS
• 2026-01-04 Listing Removed — UNYREIS
• 2025-11-06 Listed $134,900 UNYREIS
• 2025-10-29 Listing Removed — UNYREIS
• 2025-09-03 Price Changed $134,900 UNYREIS
• 2025-07-29 Listed $139,900 UNYREIS
• 2024-09-27 Sold (Public Records) $180,000 Public Records
• 2017-06-02 Sold (Public Records) $61,000 Public Records
• 2017-06-01 Sold (MLS) $62,000 UNYREIS
• 2017-04-30 Pending — UNYREIS
• 2017-03-11 Listed $64,900 UNYREIS
• 2016-06-03 Listing Removed — UNYREIS
• 2016-05-02 Price Changed $67,500 UNYREIS
• 2016-04-11 Price Changed $68,900 UNYREIS
• 2016-03-26 Price Changed $69,900 UNYREIS
• 2016-03-23 Price Changed $71,300 UNYREIS
• 2016-02-03 Listed $69,900 UNYREIS
• 2015-09-02 Listing Removed — UNYREIS
• 2015-08-05 Price Changed $68,900 UNYREIS
• 2015-07-28 Price Changed $73,900 UNYREIS
• 2015-07-07 Listed $79,900 UNYREIS
• 2008-11-05 Sold (Public Records) $45,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,445 · -1.7% YoY. Source: county tax records.