20 Kron St · Rochester, NY 14619

$179,900

3 bd · 2.0 ba · 1,299 sqft · SingleFamily public records · 3 Days on market

Built 1920 4,920 sqft lot Est $182k · at est.

---

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).

• Cash flow +19.5/30.0
• ARV discount +8.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated 3-bedroom, 2 full bath home offering approximately 1,299 sq ft with a functional two-story layout and extensive recent improvements throughout. All bedrooms are located on the second floor, including a spacious primary bedroom and two additional bedrooms served by a full bath with double-sink vanity and updated finishes. The main level features a bright living room, formal dining area, adjacent family room, and a fully updated kitchen with new cabinetry, countertops, tile backsplash, and all new appliances. Additional interior updates include all new vinyl flooring throughout, refreshed interior finishes, updated vanities, new electrical panel, and upgraded mechanical s

Key facts

• New hvac
• New appliances
• New cabinetry

Tags

• FULLY UPDATED KITCHEN
• NEW CABINETRY
• NEW APPLIANCES
• NEW VINYL FLOORING
• COMPLETE TEAR-OFF ROOF
• NEW HVAC

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: 2-story wood-sided home; Stone foundation; Existing/resale property
• Construction: Wood siding construction; Stone foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot (approx. 41 x 120); City street frontage

Interior

• Kitchen: Electric cooktop; Range hood; Exhaust fan; Refrigerator
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Separate/formal dining room; Separate/formal living room; Quartz countertops
• Laundry & utility: Laundry located in the finished basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (4.9% below list).
• Recommended offer: $171k (4.9% below list) — sets the bar for 1% rule.

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: 48 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $180k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $171,036 (4.9% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $181,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Monica St	0.12mi	4/1.0 (+1)	1,342 (+3%)	2mo	$97,500	$73	79
797 Seward St	0.35mi	3/1.5	1,336 (+3%)	1mo	$170,000	$127	76
84 Stratford Park	0.37mi	3/1.0	1,275 (-2%)	1mo	$83,000	$65	75
18 Melrose St	0.43mi	4/1.5 (+1)	1,286 (-1%)	2mo	$180,000	$140	70
393 Cottage St	0.43mi	2/1.0 (-1)	1,286 (-1%)	2mo	$10,000	$8	68
65 Devon Rd	0.61mi	3/1.5	1,296 (-0%)	2mo	$195,000	$150	68
431 Post Ave	0.49mi	3/1.5	1,227 (-6%)	1mo	$195,000	$159	65
90 Cottage St	0.75mi	3/1.0	1,303 (+0%)	1mo	$145,000	$111	60
42 Winbourne Rd	0.51mi	2/1.0 (-1)	1,196 (-8%)	1mo	$242,005	$202	54
715 Genesee Park Blvd	0.71mi	3/1.0	1,232 (-5%)	1mo	$146,000	$119	54
214 Winbourne Rd	0.58mi	3/1.0	1,152 (-11%)	0mo	$260,000	$226	50
780 Genesee Park Blvd	0.71mi	3/2.5	1,420 (+9%)	1mo	$230,000	$162	48

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-16,110
• Equity at exit: $26,824

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,670
• Equity at exit: $15,554

Cash invested: $50,372 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$943
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $205

Break-even live

Break-even rent $1,450

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $307	-5% $256	+0% $205	+5% $154	+10% $103
Rent	-10% $70	-5% $138	+0% $205	+5% $273	+10% $340
Rate	-1.0pp $296	-0.5pp $251	base $205	+0.5pp $159	+1.0pp $111

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	0.27mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	4d	1	0.28mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	4d	1	0.30mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	45d	1	0.30mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	16d	1	0.34mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	12d	1	0.35mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	4d	1	0.39mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	23d	1	0.48mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	5d	1	0.50mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	45d	1	0.52mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	16d	1	0.54mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	4d	1	0.55mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	4d	1	0.56mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	45d	1	0.72mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	0.79mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	16d	1	0.85mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	16d	1	0.91mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	16d	1	1.04mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	45d	1	1.09mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	23d	1	1.11mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	16d	1	1.13mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	21d	1	1.18mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	12d	1	1.19mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	45d	1	1.22mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	16d	1	1.29mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	4d	5	1.31mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	45d	1	1.31mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	25d	1	1.40mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	45d	1	1.40mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	21d	1	1.43mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	16d	1	1.45mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	25d	1	1.45mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	4d	1	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $179,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $179,900 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: $1,530 · $128/mo
• Projected year-2 tax: $2,285 · $190/mo
• Expected delta: +$755/yr (+$63/mo · 49.3%)

ⓘ 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: $20,524
• − Mortgage interest: −$10,077
• − Property taxes: −$1,530
• − Insurance: −$900
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,233
• Taxable loss: −$500
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $2,584/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
• City population: 432,803
• Population (ZIP): 14,223

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 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%

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

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

+308.9% since first listed

2 events — show timeline

• 2026-06-18 Listed $179,900 UNYREIS
• 1997-04-23 Sold (Public Records) $44,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,530 · -28.2% YoY. Source: county tax records.