150 Merrick St · Rochester, NY 14615

$149,900

3 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 2 Days on market

Built 1932 8,130 sqft lot Est $259k · 42% 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 +23.4/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +7.5/10.0
• 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

Very Nice Colonial in popular Koda Vista neighborhood! This 3 bdrm 1 bath home offers living room with woodburning fireplace, formal dining rm , sunroom overlooking nice yard with above ground pool, hdwds thru-out, vinyl sided, large deck, detached 2.5 car garage. Close to shopping, restaurants and expressway.

Key facts

• Walk up attic
• Deep driveway space
• Sunroom

Tags

• FULLY FENCED YARD
• DEEP DRIVEWAY SPACE
• SUNROOM
• WALK UP ATTIC

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Two garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Vinyl siding; Asphalt roof; Existing construction; Block foundation
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms include laundry, sunroom and Florida room
• Flooring: Hardwood; Laminate; Varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Ceiling fans; Eat-in kitchen; Sliding glass doors; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,016/mo this rent would consume 47% of the median local household income ($51k/yr) (locally 1245% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $98k; list at $150k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1932 — 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. 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: 1.35% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $258,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Malden St	0.10mi	4/1.5 (+1)	1,636 (+6%)	0mo	$265,000	$162	78
298 Hoover Dr	0.23mi	3/1.0	1,394 (-10%)	5mo	$190,000	$136	69
103 Corona Rd	0.12mi	3/1.5	1,385 (-10%)	11mo	$260,758	$188	67
391 Malden St	0.08mi	3/1.5	1,364 (-11%)	14mo	$252,000	$185	64
18 Acton St	0.22mi	3/1.5	1,384 (-10%)	10mo	$200,000	$145	63
62 Ayer St	0.23mi	4/1.5 (+1)	1,368 (-11%)	2mo	$230,000	$168	62
60 Rye Rd	0.71mi	3/1.5	1,476 (-4%)	3mo	$278,000	$188	56
35 Garden Ln	0.69mi	3/2.0	1,593 (+3%)	10mo	$231,000	$145	50
5 Rye Rd	0.64mi	3/1.5	1,440 (-6%)	12mo	$287,500	$200	47
174 Shale Dr	0.73mi	4/2.0 (+1)	1,636 (+6%)	1mo	$275,000	$168	46
59 Rye Rd	0.71mi	3/2.0	1,615 (+5%)	12mo	$305,000	$189	44
76 Stoneridge Dr	0.50mi	4/2.0 (+1)	1,692 (+10%)	14mo	$280,000	$165	39

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,369
• Equity at exit: $22,351

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $18,091
• 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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$466 /mo · $5,595/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $278

Break-even live

Break-even rent $1,664

Max offer price $149,900

Occupancy floor 81%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	1.31mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	2d	3	1.34mi

Listing history 3 events

1. 2026-06-18
   days on market $149,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $149,900 Active 1 DOM

ⓘ 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: $5,595 · $466/mo
• Projected year-2 tax: $5,595 · $466/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 2/10 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: $24,198
• − Mortgage interest: −$8,397
• − Property taxes: −$5,595
• − Insurance: −$750
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$4,361
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,045/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▼ -31.81%
• Current HPI: 240.6896
• 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

+62.9% since first listed

9 events — show timeline

• 2026-06-16 Listed $149,900 UNYREIS
• 2015-11-03 Sold (MLS) $97,900 UNYREIS
• 2015-10-30 Sold (Public Records) $97,900 Public Records
• 2015-09-23 Pending — UNYREIS
• 2015-07-29 Price Changed $94,900 UNYREIS
• 2015-07-16 Price Changed $96,900 UNYREIS
• 2015-06-22 Listed $99,900 UNYREIS
• 2008-06-11 Sold (Public Records) $100,000 Public Records
• 2006-08-01 Sold (Public Records) $92,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,595 · +3.3% YoY. Source: county tax records.