329 Marion St · Rochester, NY 14610

$184,900

3 bd · 1.0 ba · 722 sqft · SingleFamily public records · 11 Days on market

Built 1930 3,920 sqft lot $256/sqft · 9% above area Est $261k · 29% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath Cape Cod-style home is filled with character and modern updates. The large eat-in kitchen features a stylish tin ceiling, a deep Moen sink, and a stainless steel refrigerator. The living room is inviting, with gleaming hardwood floors, beautiful natural woodwork, and a leaded glass window that adds a touch of elegance. The first-floor primary bedroom offers convenience, while two additional generously sized bedrooms upstairs are perfect for family or guests. Step outside to enjoy the partially fenced yard, perfect for outdoor gatherings, or relax on the cozy front porch. The detached garage provides ample storage, and the tree-lined street offers a peaceful neighborhood feel. Located near shops, restaurants, Artisanworks, and the expressway, this home combines comfort and convenience in an ideal location. Finished 2nd floor not included in public square footage record. Delayed negotiations until October 21 at 12:00 PM ET.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Aluminum and vinyl siding; Architectural shingle roof; Block and stone foundation; Built (existing)
• Exterior features: Enclosed porch; Open porch; Partial fencing; Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Ceramic tile; Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Home office; Living/dining room; Convertible bedroom; Full walk-up basement with exterior entry
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

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 (+2.7%/yr); 85 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $158k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1930 — 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: 1.09% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $261,422
• List price: $184,900
• Delta: -29.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Atlantic Ave	0.08mi	2/1.0 (-1)	760 (+5%)	12mo	$115,000	$151	72
261 Wisconsin St	0.44mi	2/1.0 (-1)	816 (+13%)	9mo	$125,000	$153	45

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,881
• Equity at exit: $27,569

10-year hold

• IRR: 7.9%
• Equity multiple: 1.59×
• Total profit: $30,656
• Equity at exit: $15,987

Cash invested: $51,772 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$970
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $435

Break-even live

Break-even rent $1,459

Max offer price $184,900

Occupancy floor 73%

Sensitivity live

Price	-10% $539	-5% $487	+0% $435	+5% $382	+10% $330
Rent	-10% $276	-5% $355	+0% $435	+5% $514	+10% $594
Rate	-1.0pp $528	-0.5pp $482	base $435	+0.5pp $387	+1.0pp $338

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 E Main St Unit C4 Rochester, NY	2.0	1.0	400	$1,250	$3.12	3d	1	0.27mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	0.63mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	3d	22	0.67mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.09mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	1.18mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	1.26mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	3d	17	1.48mi

Listing history 13 events

1. 2026-05-11
   listed $184,900 Active 1368-char remark
2. 2025-03-19
   soldstatus $157,500
3. 2025-03-17
   soldstatus $157,500 Closed 967-char remark

   Show marketing remark (967 chars)

   This charming 3-bedroom, 1-bath Cape Cod-style home is filled with character and modern updates. The large eat-in kitchen features a stylish tin ceiling, a deep Moen sink, and a stainless steel refrigerator. The living room is inviting, with gleaming hardwood floors, beautiful natural woodwork, and a leaded glass window that adds a touch of elegance. The first-floor primary bedroom offers convenience, while two additional generously sized bedrooms upstairs are perfect for family or guests. Step outside to enjoy the partially fenced yard, perfect for outdoor gatherings, or relax on the cozy front porch. The detached garage provides ample storage, and the tree-lined street offers a peaceful neighborhood feel. Located near shops, restaurants, Artisanworks, and the expressway, this home combines comfort and convenience in an ideal location. Finished 2nd floor not included in public square footage record. Delayed negotiations until October 21 at 12:00 PM ET.

4. 2024-10-31
   status Pending 967-char remark

   Show marketing remark (967 chars)

   This charming 3-bedroom, 1-bath Cape Cod-style home is filled with character and modern updates. The large eat-in kitchen features a stylish tin ceiling, a deep Moen sink, and a stainless steel refrigerator. The living room is inviting, with gleaming hardwood floors, beautiful natural woodwork, and a leaded glass window that adds a touch of elegance. The first-floor primary bedroom offers convenience, while two additional generously sized bedrooms upstairs are perfect for family or guests. Step outside to enjoy the partially fenced yard, perfect for outdoor gatherings, or relax on the cozy front porch. The detached garage provides ample storage, and the tree-lined street offers a peaceful neighborhood feel. Located near shops, restaurants, Artisanworks, and the expressway, this home combines comfort and convenience in an ideal location. Finished 2nd floor not included in public square footage record. Delayed negotiations until October 21 at 12:00 PM ET.

5. 2024-10-31
   historical Active Under Contract 967-char remark

   Show marketing remark (967 chars)

   This charming 3-bedroom, 1-bath Cape Cod-style home is filled with character and modern updates. The large eat-in kitchen features a stylish tin ceiling, a deep Moen sink, and a stainless steel refrigerator. The living room is inviting, with gleaming hardwood floors, beautiful natural woodwork, and a leaded glass window that adds a touch of elegance. The first-floor primary bedroom offers convenience, while two additional generously sized bedrooms upstairs are perfect for family or guests. Step outside to enjoy the partially fenced yard, perfect for outdoor gatherings, or relax on the cozy front porch. The detached garage provides ample storage, and the tree-lined street offers a peaceful neighborhood feel. Located near shops, restaurants, Artisanworks, and the expressway, this home combines comfort and convenience in an ideal location. Finished 2nd floor not included in public square footage record. Delayed negotiations until October 21 at 12:00 PM ET.

6. 2024-10-11
   listed $149,000 Active 967-char remark

   Show marketing remark (967 chars)

   This charming 3-bedroom, 1-bath Cape Cod-style home is filled with character and modern updates. The large eat-in kitchen features a stylish tin ceiling, a deep Moen sink, and a stainless steel refrigerator. The living room is inviting, with gleaming hardwood floors, beautiful natural woodwork, and a leaded glass window that adds a touch of elegance. The first-floor primary bedroom offers convenience, while two additional generously sized bedrooms upstairs are perfect for family or guests. Step outside to enjoy the partially fenced yard, perfect for outdoor gatherings, or relax on the cozy front porch. The detached garage provides ample storage, and the tree-lined street offers a peaceful neighborhood feel. Located near shops, restaurants, Artisanworks, and the expressway, this home combines comfort and convenience in an ideal location. Finished 2nd floor not included in public square footage record. Delayed negotiations until October 21 at 12:00 PM ET.

7. 2016-09-16
   soldstatus $76,500 Closed Sale or Rented

   Show marketing remark (455 chars)

   This charming 3 bedroom, 1 bath Cape Cod style home offers a large eat-in kitchen with a tin ceiling, stainless steel refrigerator and a deep Moen sink. The living room boasts gleaming hardwood floors, natural woodwork and a leaded glass window. Outside, relax on the front porch, in the beautiful partially fenced yard or stroll down the tree-lined street. This home is conveniently located near shops, restaurants, Artisanworks, the expressway and more!

8. 2016-09-16
   soldstatus $76,500

   Show marketing remark (455 chars)

   This charming 3 bedroom, 1 bath Cape Cod style home offers a large eat-in kitchen with a tin ceiling, stainless steel refrigerator and a deep Moen sink. The living room boasts gleaming hardwood floors, natural woodwork and a leaded glass window. Outside, relax on the front porch, in the beautiful partially fenced yard or stroll down the tree-lined street. This home is conveniently located near shops, restaurants, Artisanworks, the expressway and more!

9. 2016-07-15
   status Pending Sale

   Show marketing remark (455 chars)

   This charming 3 bedroom, 1 bath Cape Cod style home offers a large eat-in kitchen with a tin ceiling, stainless steel refrigerator and a deep Moen sink. The living room boasts gleaming hardwood floors, natural woodwork and a leaded glass window. Outside, relax on the front porch, in the beautiful partially fenced yard or stroll down the tree-lined street. This home is conveniently located near shops, restaurants, Artisanworks, the expressway and more!

10. 2016-06-24
    listed $89,000 Active

    Show marketing remark (455 chars)

    This charming 3 bedroom, 1 bath Cape Cod style home offers a large eat-in kitchen with a tin ceiling, stainless steel refrigerator and a deep Moen sink. The living room boasts gleaming hardwood floors, natural woodwork and a leaded glass window. Outside, relax on the front porch, in the beautiful partially fenced yard or stroll down the tree-lined street. This home is conveniently located near shops, restaurants, Artisanworks, the expressway and more!

11. 2009-10-30
    soldstatus $71,500
12. 2007-04-03
    soldstatus $58,400
13. 1994-06-30
    soldstatus $66,900

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$926/yr (+$77/mo · 72.7%)

ⓘ 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 3/10 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: $24,114
• − Mortgage interest: −$10,357
• − Property taxes: −$1,273
• − Insurance: −$924
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$5,379
• Taxable income: $2,323
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $4,660/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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+176.4% since first listed

14 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-11 Listed $184,900 UNYREIS
• 2025-03-19 Sold (Public Records) $157,500 Public Records
• 2025-03-17 Sold (MLS) $157,500 UNYREIS
• 2024-10-31 Pending — UNYREIS
• 2024-10-31 Contingent — UNYREIS
• 2024-10-11 Listed $149,000 UNYREIS
• 2016-09-16 Sold (Public Records) $76,500 Public Records
• 2016-09-16 Sold (MLS) $76,500 UNYREIS
• 2016-07-15 Pending — UNYREIS
• 2016-06-24 Listed $89,000 UNYREIS
• 2009-10-30 Sold (Public Records) $71,500 Public Records
• 2007-04-03 Sold (Public Records) $58,400 Public Records
• 1994-06-30 Sold (Public Records) $66,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,273 · -6.0% YoY. Source: county tax records.