360 Leonard Rd · Rochester, NY 14616

$149,900

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 6 Days on market

Built 1952 4,800 sqft lot Est $173k · 13% under

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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 +13.5/15.0
• Cash flow +13.1/30.0
• 1% rule +5.1/10.0
• DSCR +3.9/10.0
• 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

New job move forces sale. Good curb appeal with brick facade. Tear off roof with architectural shingles in 2004, newer furnace and central air, windows, sump pump. Good sized living room and eat-in kitchen. Formal dining room was 3rd bedroom. Built-in linen storage in hallway. One car garage. All appliances stay including washer & dryer. Great starter home.

Key facts

• Formal dining room
• Large closet
• Two closets

Tags

• ABUNDANCE OF CABINETS
• FORMAL DINING ROOM
• TWO CLOSETS
• HUGE STORAGE CLOSET
• TASTEFULLY UPDATED FULL BATH
• LARGE CLOSET

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Approximately 1.5 garage spaces
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: One-story property; Resale condition; Aluminum siding and brick exterior
• Construction: Block foundation; Existing (year built details available)
• Exterior features: Blacktop driveway; Partial fence

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Pantry; Bedroom on main level; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-5 ($-64/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $149k (0.6% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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: 111 active listings in the ZIP; 18 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $72k; list at $150k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,962 (0.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $172,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Brayton Rd	0.24mi	3/1.0 (+1)	980 (+0%)	7mo	$120,000	$122	78
36 Fallenson Dr	0.34mi	3/1.0 (+1)	988 (+1%)	1mo	$220,000	$223	76
358 Brayton Rd	0.17mi	2/1.0	904 (-7%)	7mo	$125,000	$138	74
73 Wembly Rd	0.09mi	3/1.5 (+1)	1,080 (+11%)	2mo	$250,000	$231	69
131 Mosley Rd	0.36mi	2/1.0	908 (-7%)	4mo	$153,000	$169	69
4081 Mount Read Blvd	0.28mi	3/1.5 (+1)	1,056 (+8%)	5mo	$200,000	$189	62
212 Leonard Rd	0.21mi	3/1.0 (+1)	1,098 (+12%)	4mo	$202,500	$184	61
1043 Britton Rd	0.21mi	3/1.0 (+1)	1,101 (+13%)	4mo	$195,000	$177	61
76 Hager Rd	0.55mi	2/1.0	880 (-10%)	1mo	$130,000	$148	58
58 Ronald Dr	0.61mi	2/1.0	1,100 (+13%)	6mo	$185,000	$168	45
3851 Mount Read Blvd	0.59mi	3/1.0 (+1)	1,104 (+13%)	5mo	$185,000	$168	41
118 Courtly Cir	0.63mi	3/1.5 (+1)	1,120 (+15%)	1mo	$307,500	$275	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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-24,506
• Equity at exit: $22,351

10-year hold

• IRR: -8.0%
• Equity multiple: 0.49×
• Total profit: $-21,277
• Equity at exit: $12,961

Cash invested: $41,972 (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: 111
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$786
• Tax from tax record: −$350 /mo · $4,197/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-5

Break-even live

Break-even rent $1,517

Max offer price $148,962

Occupancy floor 95%

Sensitivity live

Price	-10% $80	-5% $37	+0% $-5	+5% $-48	+10% $-90
Rent	-10% $-125	-5% $-65	+0% $-5	+5% $54	+10% $114
Rate	-1.0pp $70	-0.5pp $33	base $-5	+0.5pp $-44	+1.0pp $-84

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.38mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	0.87mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	0.88mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	4d	3	0.89mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	4d	1	0.98mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	4d	2	1.06mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	1.06mi
146 Woodhill Dr Unit 146-06 Woodhill Rochester, NY	1.0	1.0	680	$1,225	$1.80	20d	1	1.07mi
146 Woodhill Dr Unit 6 Rochester, NY	1.0	1.0	680	$1,225	$1.80	24d	1	1.07mi
146 Woodhill Dr Rochester, NY	1.0	1.0	680	$1,225	$1.80	11d	1	1.07mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	4d	1	1.09mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	4d	2	1.15mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	4d	5	1.18mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	4d	1	1.32mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	4d	1	1.34mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	45d	1	1.37mi
188 Stonewood Ave Rochester, NY	1.0–2.0	1.0	675	$1,325	$1.96	13d	12	1.38mi
172 Stonewood Ave Unit 3 Greece, NY	1.0	1.0	650	$1,200	$1.85	4d	1	1.39mi

Listing history 9 events

1. 2026-06-03
   statusdays on market $149,900 Pending 6 DOM
2. 2026-06-01
   days on market $149,900 Active 5 DOM
3. 2026-05-31
   days on market $149,900 Active 4 DOM
4. 2026-05-27
   listed $149,900 Active
5. 2010-10-20
   soldstatus $71,750 365-char remark

   Show marketing remark (365 chars)

   New job move forces sale. Good curb appeal with brick facade. Tear off roof with architectural shingles in 2004, newer furnace and central air, windows, sump pump. Good sized living room and eat-in kitchen. Formal dining room was 3rd bedroom. Built-in linen storage in hallway. One car garage. All appliances stay including washer & dryer. Great starter home.

6. 2010-10-20
   soldstatus $71,750

   Show marketing remark (365 chars)

   New job move forces sale. Good curb appeal with brick facade. Tear off roof with architectural shingles in 2004, newer furnace and central air, windows, sump pump. Good sized living room and eat-in kitchen. Formal dining room was 3rd bedroom. Built-in linen storage in hallway. One car garage. All appliances stay including washer & dryer. Great starter home.

7. 2010-06-16
   listed $75,900 365-char remark

   Show marketing remark (365 chars)

   New job move forces sale. Good curb appeal with brick facade. Tear off roof with architectural shingles in 2004, newer furnace and central air, windows, sump pump. Good sized living room and eat-in kitchen. Formal dining room was 3rd bedroom. Built-in linen storage in hallway. One car garage. All appliances stay including washer & dryer. Great starter home.

8. 2004-07-12
   soldstatus $70,000
9. 2000-07-19
   soldstatus $68,500

ⓘ 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: $4,197 · $350/mo
• Projected year-2 tax: $4,197 · $350/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: $18,122
• − Mortgage interest: −$8,397
• − Property taxes: −$4,197
• − Insurance: −$750
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,361
• Taxable loss: −$2,482
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $532/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

+118.8% since first listed

6 events — show timeline

• 2026-05-27 Listed $149,900 UNYREIS
• 2010-10-20 Sold (Public Records) $71,750 Public Records
• 2010-10-20 Sold (MLS) $71,750 UNYREIS
• 2010-06-16 Listed $75,900 UNYREIS
• 2004-07-12 Sold (Public Records) $70,000 Public Records
• 2000-07-19 Sold (Public Records) $68,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,197 · +61.3% YoY. Source: county tax records.