219 Adams St · Rochester, NY 14608

$72,900

4 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 22 Days on market

Built 1920 6,825 sqft lot Est $75k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 219 Adams St, a charming and well-maintained 4-bedroom, 1 full bathroom home offering approximately 1,400 square feet of comfortable living space. This property features a bright and inviting layout with spacious bedrooms and plenty of natural light throughout, making it ideal for families, first-time buyers, or anyone looking for extra room to grow. Conveniently located near local amenities, schools, and major routes, this home offers both value and potential—don’t miss your opportunity to make it yours!

Key facts

• 6,825 sq ft lot
• Built 1920
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% 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: Rents rising fast (+6.6%/yr); 51 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,668/mo this rent would consume 49% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($504 loan paydown + $3k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $71,806 (1.5% 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. 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: 2.29% ✓
• Cap rate: 20.22%
• Cash-on-cash: 49.73%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $75,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Adams St	0.00mi	4/1.0	1,564 (0%)	0mo	$72,000	$46	100
392 Frost Ave	0.45mi	4/1.0	1,569 (+0%)	2mo	$75,000	$48	77
21 Gladstone St	0.44mi	4/1.0	1,584 (+1%)	1mo	$10,000	$6	76
215 Reynolds St	0.34mi	3/1.0 (-1)	1,626 (+4%)	5mo	$38,000	$23	69
91 Columbia Ave	0.49mi	3/1.5 (-1)	1,518 (-3%)	0mo	$145,000	$96	65
422 Seward St	0.71mi	4/1.5	1,518 (-3%)	6mo	$147,000	$97	55
246 Columbia Ave	0.51mi	4/2.0	1,676 (+7%)	7mo	$140,000	$84	55
339 Hawley St	0.66mi	4/1.0	1,468 (-6%)	9mo	$60,000	$41	51
11 Orleans St	0.69mi	3/1.0 (-1)	1,553 (-1%)	14mo	$57,000	$37	50
455 Frost Ave	0.53mi	3/1.5 (-1)	1,352 (-14%)	1mo	$77,000	$57	45
112 Iceland Park	0.57mi	3/1.0 (-1)	1,400 (-10%)	13mo	$37,000	$26	40
33 N Plymouth Ave	0.58mi	4/3.5	1,796 (+15%)	1mo	$275,000	$153	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 58.9%
• Equity multiple: 4.51×
• Total profit: $71,645
• Equity at exit: $35,652

10-year hold

• IRR: 59.3%
• Equity multiple: 10.17×
• Total profit: $187,181
• Equity at exit: $57,291

Cash invested: $20,412 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$382
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $846

Break-even live

Break-even rent $597

Max offer price $72,900

Occupancy floor 44%

Sensitivity live

Price	-10% $887	-5% $867	+0% $846	+5% $825	+10% $805
Rent	-10% $714	-5% $780	+0% $846	+5% $912	+10% $978
Rate	-1.0pp $883	-0.5pp $865	base $846	+0.5pp $827	+1.0pp $808

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.29mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.32mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.56mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.59mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.72mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.83mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	0.98mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	1.01mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.01mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	1.01mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.03mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	1.06mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.08mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.17mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	1.17mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.24mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	4d	1	1.30mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	1.37mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.38mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	1.47mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	1.48mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	22d	1	1.49mi

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-03-24
   listed $72,900 Active

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$262/yr (+$22/mo · 37.0%)

ⓘ 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 ≥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: $20,015
• − Mortgage interest: −$4,084
• − Property taxes: −$708
• − Insurance: −$364
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$2,121
• Taxable income: $9,536
• Est. tax owed @ 24.0%: −$2,289
• After-tax cash flow: $7,863/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

2 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-03-24 Listed $72,900 UNYREIS

Property tax history

+6.2%/yr

Latest (2025): $708 · +0.0% YoY. Source: county tax records.