64 Pershing Dr · Rochester, NY 14609

$159,900

3 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 11 Days on market

Built 1929 5,327 sqft lot Est $231k · 31% under

---

Why this score? — see what drove the C+ 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover The Charm and Comfort of this Inviting 3 Bedroom 1.5 Bath Home Located in the Desirable Homestead Heights Neighborhood. Blending Classic Character with Thoughtful Modern Touches. This Home Offers a Warm and Welcoming Atmosphere from the moment you walk in. The Updated Kitchen Features a Sleek Appliances, Including a Wine Fridge, Modern Stainless Steel Refrigerator, Gas Oven Range perfect for the Home Chef. The Formal Dining room is Ready for the next Holiday Gathering to take place. On the Cold Night Cozy up by the wood Burning Fireplace, Recently Inspected for added Peace of a mind. The Recess Lighting give a Spacious Elegant Touch for the Living Room. The Upstairs Host

Key facts

• Recess lighting
• Modern barn door
• Gas oven range

Tags

• UPDATED KITCHEN
• WINE FRIDGE
• GAS OVEN RANGE
• WOOD BURNING FIREPLACE
• RECESS LIGHTING
• MODERN BARN DOOR

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2-story house; Existing condition; Block foundation
• Construction: Composite siding; Asphalt shingle roof; Insulated attic/crawl hatchway(s); PEX plumbing; Built using block foundation
• Exterior features: Blacktop driveway; Near public transit; City street frontage; Residential lot; Irregular lot

Interior

• Kitchen: Gas oven; Gas range; Range hood; Microwave; Dishwasher; Refrigerator; Wine cooler; Exhaust fan
• Bedrooms: Total rooms: 7 (includes living and laundry areas)
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Separate/formal dining room; Separate/formal living room; Natural woodwork; Full basement
• Laundry & utility: Laundry in basement; Gas water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/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 $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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $58k; list at $160k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1929 — 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $230,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Salisbury St	0.23mi	4/1.5 (+1)	1,449 (-1%)	1mo	$187,460	$129	80
363 Melville St	0.42mi	4/1.0 (+1)	1,500 (+3%)	1mo	$175,000	$117	70
30 Newcomb St	0.57mi	3/2.0	1,502 (+3%)	1mo	$70,000	$47	64
281 Ellison St	0.23mi	4/3.0 (+1)	1,350 (-8%)	0mo	$184,000	$136	63
34 Woodrow Ave	0.63mi	3/1.5	1,406 (-4%)	1mo	$275,000	$196	62
230 Laurelton Rd	0.55mi	3/1.5	1,362 (-7%)	1mo	$289,000	$212	60
23 Martinot Ave	0.43mi	3/1.0	1,292 (-12%)	1mo	$255,000	$197	60
157 Cummings St	0.28mi	3/2.0	1,272 (-13%)	2mo	$250,000	$197	60
265 Springfield Ave	0.30mi	4/1.5 (+1)	1,268 (-13%)	0mo	$200,000	$158	57
322 Grand Ave	0.56mi	4/2.0 (+1)	1,555 (+6%)	2mo	$139,200	$90	52
85 Culver Pkwy	0.58mi	3/1.5	1,298 (-11%)	1mo	$287,500	$221	52
865 N Goodman St	0.57mi	4/1.5 (+1)	1,245 (-15%)	2mo	$76,000	$61	40

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,796
• Equity at exit: $23,842

10-year hold

• IRR: 14.8%
• Equity multiple: 2.46×
• Total profit: $65,178
• Equity at exit: $13,825

Cash invested: $44,772 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$839
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $300

Break-even live

Break-even rent $1,288

Max offer price $159,900

Occupancy floor 77%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	13d	1	0.20mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.24mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.32mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.43mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.51mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.53mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.55mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.55mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.57mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.60mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.60mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.62mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.66mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.79mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.79mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.79mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.90mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.94mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.99mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.05mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	1.07mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.10mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.14mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	13d	1	1.17mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	1.20mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	1.27mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.29mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.35mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	1.39mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.41mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	1.41mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.43mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	1.46mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.47mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	18d	1	1.49mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	1.49mi

Listing history 17 events

1. 2026-06-03
   status $159,900 Pending 11 DOM
2. 2026-06-01
   days on market $159,900 Active 11 DOM
3. 2026-05-31
   days on market $159,900 Active 10 DOM
4. 2026-05-21
   listed $159,900 Active
5. 2024-09-16
   status Active
6. 2024-09-16
   historical Active Under Contract
7. 2024-09-16
   price $110,000
8. 2024-09-05
   listed $120,000 Active
9. 2017-12-31
   historical
10. 2017-09-14
    listed $47,500 Active
11. 2017-06-26
    status Pending Sale
12. 2017-06-01
    historical
13. 2016-12-19
    price $30,000
14. 2016-12-02
    listed $58,000 Active
15. 2006-11-22
    soldstatus $58,000
16. 1999-11-01
    soldstatus $52,000
17. 1997-08-01
    soldstatus $36,000

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $2,026 · $169/mo
• Expected delta: +$677/yr (+$56/mo · 50.2%)

ⓘ 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 · 14 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: $20,018
• − Mortgage interest: −$8,957
• − Property taxes: −$1,349
• − Insurance: −$800
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,652
• Taxable income: $1,058
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $3,349/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
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+344.2% since first listed

14 events — show timeline

• 2026-05-21 Listed $159,900 UNYREIS
• 2024-09-16 Relisted — UNYREIS
• 2024-09-16 Contingent — UNYREIS
• 2024-09-16 Price Changed $110,000 UNYREIS
• 2024-09-05 Listed $120,000 UNYREIS
• 2017-12-31 Listing Removed — UNYREIS
• 2017-09-14 Listed $47,500 UNYREIS
• 2017-06-26 Pending — UNYREIS
• 2017-06-01 Listing Removed — UNYREIS
• 2016-12-19 Price Changed $30,000 UNYREIS
• 2016-12-02 Listed $58,000 UNYREIS
• 2006-11-22 Sold (Public Records) $58,000 Public Records
• 1999-11-01 Sold (Public Records) $52,000 Public Records
• 1997-08-01 Sold (Public Records) $36,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,349 · +0.0% YoY. Source: county tax records.