546 Magee Ave · Rochester, NY 14613

$110,000

5 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 44 Days on market

Built 1920 4,780 sqft lot Est $213k · 48% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

A HOME TO BEHOLD! This 4/5BR colonial has vinyl siding and a fully fenced(privacy) yard! Special features include: large enclosed front porch, GIGANTIC foyer, 9' ceilings, all appliances, remodeled bath w/ fiberglass tub & marble floor, hardwood floors, finished attic, BRAND NEW tear off roof, 150 amp. electric service, central air conditioning, & a STUNNING beamed ceiling in the formal dining room! You'd better hurry because MAPLEWOOD IS HOT RIGHT NOW!!!!

Key facts

• Expansive foyer
• Formal dining room
• Soaring ceilings

Tags

• ENCLOSED FRONT PORCH
• EXPANSIVE FOYER
• SOARING CEILINGS
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• BEAMED CEILING

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: 71 active listings in the ZIP; 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 $761 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 + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $61k; list at $110k implies a 80% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.59% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.14%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $213,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
377 Electric Ave	0.05mi	4/1.5 (-1)	1,805 (-1%)	7mo	$195,000	$108	83
416 Augustine St	0.30mi	4/2.0 (-1)	1,764 (-3%)	1mo	$202,000	$115	71
551 Magee Ave	0.03mi	4/1.5 (-1)	1,572 (-14%)	3mo	$166,500	$106	66
505 Augustine St	0.29mi	4/1.0 (-1)	1,678 (-8%)	3mo	$160,000	$95	66
205 Albemarle St	0.48mi	4/1.0 (-1)	1,780 (-2%)	6mo	$175,000	$98	64
297 Knickerbocker Ave	0.30mi	4/1.5 (-1)	1,618 (-11%)	1mo	$202,500	$125	59
200 Albemarle St	0.48mi	5/2.0	1,672 (-8%)	2mo	$195,000	$117	58
285 Magee Ave	0.37mi	4/1.5 (-1)	1,620 (-11%)	6mo	$80,000	$49	52
135 Albemarle St	0.58mi	4/2.0 (-1)	1,732 (-5%)	4mo	$205,000	$118	52
361 Augustine St	0.36mi	4/2.0 (-1)	1,638 (-10%)	6mo	$200,000	$122	52
534 Ramona St	0.27mi	4/2.0 (-1)	1,575 (-14%)	6mo	$185,000	$117	50
53 Holmes St	0.68mi	4/1.5 (-1)	1,550 (-15%)	7mo	$190,000	$123	30

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: 19.9%
• Equity multiple: 1.81×
• Total profit: $24,907
• Equity at exit: $16,401

10-year hold

• IRR: 28.1%
• Equity multiple: 3.49×
• Total profit: $76,709
• Equity at exit: $9,511

Cash invested: $30,800 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $671

Break-even live

Break-even rent $905

Max offer price $110,000

Occupancy floor 57%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-22
   historical Active Under Contract
2. 2026-04-15
   listed $110,000 Active
3. 2018-02-08
   soldstatus $61,000
4. 2018-02-07
   soldstatus $61,000 Closed Sale or Rented 471-char remark

   Show marketing remark (471 chars)

   A HOME TO BEHOLD! This 4/5BR colonial has vinyl siding and a fully fenced(privacy) yard! Special features include: large enclosed front porch, GIGANTIC foyer, 9' ceilings, all appliances, remodeled bath w/ fiberglass tub & marble floor, hardwood floors, finished attic, BRAND NEW tear off roof, 150 amp. electric service, central air conditioning, & a STUNNING beamed ceiling in the formal dining room! You'd better hurry because MAPLEWOOD IS HOT RIGHT NOW!!!!

5. 2017-12-04
   status Pending Sale 471-char remark

   Show marketing remark (471 chars)

   A HOME TO BEHOLD! This 4/5BR colonial has vinyl siding and a fully fenced(privacy) yard! Special features include: large enclosed front porch, GIGANTIC foyer, 9' ceilings, all appliances, remodeled bath w/ fiberglass tub & marble floor, hardwood floors, finished attic, BRAND NEW tear off roof, 150 amp. electric service, central air conditioning, & a STUNNING beamed ceiling in the formal dining room! You'd better hurry because MAPLEWOOD IS HOT RIGHT NOW!!!!

6. 2017-11-18
   listed $64,900 Active 471-char remark

   Show marketing remark (471 chars)

   A HOME TO BEHOLD! This 4/5BR colonial has vinyl siding and a fully fenced(privacy) yard! Special features include: large enclosed front porch, GIGANTIC foyer, 9' ceilings, all appliances, remodeled bath w/ fiberglass tub & marble floor, hardwood floors, finished attic, BRAND NEW tear off roof, 150 amp. electric service, central air conditioning, & a STUNNING beamed ceiling in the formal dining room! You'd better hurry because MAPLEWOOD IS HOT RIGHT NOW!!!!

7. 2013-05-24
   listed $59,900
8. 2013-01-17
   listed $59,900
9. 2005-06-24
   soldstatus $65,700
10. 2002-02-21
    soldstatus $57,000

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: +$376/yr (+$31/mo · 34.0%)

ⓘ 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 4/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,052
• − Mortgage interest: −$6,162
• − Property taxes: −$1,107
• − Insurance: −$550
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,200
• Taxable income: $6,664
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $6,452/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): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% 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: ▼ -5.56%
• Current HPI: 274.2485
• 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

+93.0% since first listed

10 events — show timeline

• 2026-04-22 Contingent — UNYREIS
• 2026-04-15 Listed $110,000 UNYREIS
• 2018-02-08 Sold (Public Records) $61,000 Public Records
• 2018-02-07 Sold (MLS) $61,000 UNYREIS
• 2017-12-04 Pending — UNYREIS
• 2017-11-18 Listed $64,900 UNYREIS
• 2013-05-24 Listed $59,900 UNYREIS
• 2013-01-17 Listed $59,900 UNYREIS
• 2005-06-24 Sold (Public Records) $65,700 Public Records
• 2002-02-21 Sold (Public Records) $57,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,107 · +0.0% YoY. Source: county tax records.