195 Kenwick Dr · Rochester Institute of Technology, NY 14623

$220,000

4 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 6 Days on market

Built 1967 9,600 sqft lot Est $239k · 8% 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 +20.6/30.0
• ARV discount +11.1/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sparkling Raised Ranch. .. All New Paint and Carpet(8/2019) through out the whole home with loads of updates! Newer Roof 2013, Newer Vinyl Replacement Windows, New Furnace 2017, New Hot Water Tank, 2017, Updated Kitchen w/ Newer Appliances 2016, Beautifully Updated Master Bath and Powder Room, Freshly Sealed Drive way. .. WOW absolutely MOVE-IN Ready!!!!

Key facts

• Tile flooring
• Ample cabinet space
• 9,600 sq ft lot

Tags

• MULTIPLE LIVING SPACES
• REFINISHED HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• LUXURY VINYL PLANK FLOORING
• TILE FLOORING
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.9% vs local median 3.8% in Rochester Institute of Technology — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ethel K Fyle Elementary School (math 74% / reading 64%, grade A-, #447 of 2,108 statewide, top 24%, 424 students, 55% FRL); Henry V Burger Junior High School (math 48% / reading 56%, grade C+, #241 of 729 statewide, top 35%, 691 students, 43% FRL); Rush-Henrietta Senior High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,300 students, 43% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,482/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 1161% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 6.1% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $147k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1967 — 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. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $239,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Kenwick Dr	0.00mi	4/1.5	1,368 (0%)	0mo	$262,000	$192	100
15 Green Ivy Cir	0.16mi	4/2.0	1,368 (0%)	20mo	$225,000	$164	74
38 Friel Rd	0.40mi	3/1.5 (-1)	1,270 (-7%)	9mo	$268,000	$211	57
38 Campus Dr	0.66mi	3/2.0 (-1)	1,320 (-4%)	6mo	$290,000	$220	51
12 Vollmer Pkwy	0.38mi	3/1.0 (-1)	1,414 (+3%)	22mo	$205,000	$145	51
47 Academy Dr	0.72mi	3/2.0 (-1)	1,428 (+4%)	4mo	$250,000	$175	49
38 Notre Dame Dr	0.68mi	3/1.5 (-1)	1,253 (-8%)	2mo	$275,000	$219	47
23 Notre Dame Dr	0.67mi	4/1.5	1,253 (-8%)	21mo	$217,500	$174	37
148 Vollmer Pkwy	0.72mi	3/1.5 (-1)	1,213 (-11%)	17mo	$300,000	$247	28
135 Vollmer Pkwy	0.67mi	3/1.5 (-1)	1,213 (-11%)	22mo	$180,000	$148	26
10 Palo Alto Dr	0.71mi	3/1.0 (-1)	1,224 (-10%)	22mo	$212,000	$173	24

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,896
• Equity at exit: $32,803

10-year hold

• IRR: 9.4%
• Equity multiple: 1.83×
• Total profit: $51,328
• Equity at exit: $19,022

Cash invested: $61,600 (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 14623

• Rents YoY: 6.1%
• Active inventory: 48
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,482 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$421 /mo · $5,051/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $294

Break-even live

Break-even rent $2,109

Max offer price $220,000

Occupancy floor 83%

Sensitivity live

Price	-10% $419	-5% $357	+0% $294	+5% $232	+10% $170
Rent	-10% $98	-5% $196	+0% $294	+5% $392	+10% $490
Rate	-1.0pp $405	-0.5pp $350	base $294	+0.5pp $237	+1.0pp $179

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Loden Ln Rochester, NY	3.0	1.0–1.5	867	$2,135	$2.46	4d	10	0.13mi
58 Campus Dr Rochester, NY	3.0	1.5	1253	$2,200	$1.76	45d	1	0.70mi
212 Vollmer Pkwy Rochester, NY	4.0	3.5	1563	$2,500	$1.60	45d	1	0.94mi
340 Bennington Hills Ct West Henrietta, NY	1.0–3.0	1.0–2.0	970	$2,007	$2.07	4d	5	1.39mi

Listing history 8 events

1. 2026-03-24
   status Pending
2. 2026-03-18
   listed $220,000 Active
3. 2019-11-12
   soldstatus $146,900
4. 2019-11-08
   soldstatus $146,900 Closed Sale or Rented 356-char remark

   Show marketing remark (356 chars)

   Sparkling Raised Ranch. .. All New Paint and Carpet(8/2019) through out the whole home with loads of updates! Newer Roof 2013, Newer Vinyl Replacement Windows, New Furnace 2017, New Hot Water Tank, 2017, Updated Kitchen w/ Newer Appliances 2016, Beautifully Updated Master Bath and Powder Room, Freshly Sealed Drive way. .. WOW absolutely MOVE-IN Ready!!!!

5. 2019-09-20
   status Pending Sale 356-char remark

   Show marketing remark (356 chars)

   Sparkling Raised Ranch. .. All New Paint and Carpet(8/2019) through out the whole home with loads of updates! Newer Roof 2013, Newer Vinyl Replacement Windows, New Furnace 2017, New Hot Water Tank, 2017, Updated Kitchen w/ Newer Appliances 2016, Beautifully Updated Master Bath and Powder Room, Freshly Sealed Drive way. .. WOW absolutely MOVE-IN Ready!!!!

6. 2019-09-11
   historical Continue to Show- Under Contract 356-char remark

   Show marketing remark (356 chars)

   Sparkling Raised Ranch. .. All New Paint and Carpet(8/2019) through out the whole home with loads of updates! Newer Roof 2013, Newer Vinyl Replacement Windows, New Furnace 2017, New Hot Water Tank, 2017, Updated Kitchen w/ Newer Appliances 2016, Beautifully Updated Master Bath and Powder Room, Freshly Sealed Drive way. .. WOW absolutely MOVE-IN Ready!!!!

7. 2019-08-21
   listed $144,900 Active 356-char remark

   Show marketing remark (356 chars)

   Sparkling Raised Ranch. .. All New Paint and Carpet(8/2019) through out the whole home with loads of updates! Newer Roof 2013, Newer Vinyl Replacement Windows, New Furnace 2017, New Hot Water Tank, 2017, Updated Kitchen w/ Newer Appliances 2016, Beautifully Updated Master Bath and Powder Room, Freshly Sealed Drive way. .. WOW absolutely MOVE-IN Ready!!!!

8. 2005-05-10
   soldstatus $89,000

ⓘ 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: $5,051 · $421/mo
• Projected year-2 tax: $5,051 · $421/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $29,782
• − Mortgage interest: −$12,323
• − Property taxes: −$5,051
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$6,400
• Taxable income: $143
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $3,499/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 26,032
• Household income: $65,342
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1161.0

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 (67%)
• Race & ethnicity: White 67% Asian 15% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 4% Other Indo-European 3% Spanish 2%

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: ▼ -180.68%
• Current HPI: 262.8187
• Rent YoY: ▲ 6.06%
• 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

+147.2% since first listed

8 events — show timeline

• 2026-03-24 Pending — UNYREIS
• 2026-03-18 Listed $220,000 UNYREIS
• 2019-11-12 Sold (Public Records) $146,900 Public Records
• 2019-11-08 Sold (MLS) $146,900 UNYREIS
• 2019-09-20 Pending — UNYREIS
• 2019-09-11 Contingent — UNYREIS
• 2019-08-21 Listed $144,900 UNYREIS
• 2005-05-10 Sold (Public Records) $89,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $5,051 · +6.2% YoY. Source: county tax records.