365 Glide St · Rochester, NY 14611

$124,900

3 bd · 1.5 ba · 1,233 sqft · SingleFamily public records · 19 Days on market

Built 1890 3,320 sqft lot $101/sqft · 16% below area Est $149k · 16% 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 +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

3 Bedrooms and 1 1/2 Baths. Living Room Open to Kitchen with Counter. Enclosed Front Porch. Appliances in as is condition. 3 Car Parking. Detached 2 Car Garage.

Key facts

• Enclosed front porch
• 3,320 sq ft lot
• 3 garage spots

Tags

• LIVING ROOM OPEN TO KITCHEN
• ENCLOSED FRONT PORCH
• DETACHED 2 CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; 3 garage spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2 stories; Existing resale property; Asphalt roof
• Construction: Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Gravel driveway; Enclosed porch; Porch; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Total rooms: 6 (includes living spaces and laundry)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Entrance foyer; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

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 (+6.4%/yr); 78 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,607/mo this rent would consume 61% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 (-2.9% appreciation + 6.4% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $125k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 1.29% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (median comp): $148,953
• List price: $124,900
• Delta: -16.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Dakota St	0.14mi	2/1.0 (-1)	1,200 (-3%)	3mo	$120,000	$100	80
1482 Jay St	0.37mi	3/1.5	1,242 (+1%)	5mo	$169,900	$137	78
6 Marlow St	0.34mi	3/1.0	1,244 (+1%)	5mo	$60,000	$48	77
91 Independence St	0.45mi	3/2.0	1,230 (-0%)	3mo	$125,000	$102	74
19 Garland Ave	0.30mi	3/1.5	1,104 (-10%)	3mo	$125,000	$113	67
307 Hague St	0.41mi	3/1.0	1,356 (+10%)	1mo	$70,000	$52	61
823 Jay St	0.59mi	3/2.0	1,292 (+5%)	3mo	$143,000	$111	60
27 Rugraff St	0.71mi	3/1.0	1,200 (-3%)	3mo	$123,000	$103	58
385 Hague St	0.37mi	4/1.0 (+1)	1,365 (+11%)	1mo	$120,000	$88	57
41 Klueh St	0.52mi	2/1.0 (-1)	1,167 (-5%)	4mo	$80,000	$69	57
28 Cedar St	0.60mi	3/1.5	1,395 (+13%)	2mo	$90,000	$65	48
104 Garfield St	0.74mi	3/2.0	1,334 (+8%)	2mo	$92,500	$69	48

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

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.44×
• Total profit: $15,327
• Equity at exit: $19,005

10-year hold

• IRR: 22.1%
• Equity multiple: 3.19×
• Total profit: $76,473
• Equity at exit: $11,456

Cash invested: $34,972 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$655
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $465

Break-even live

Break-even rent $1,019

Max offer price $124,900

Occupancy floor 66%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.23mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	0.32mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	43d	1	0.43mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	43d	1	0.45mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	43d	6	0.49mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.72mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	0.82mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.84mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	43d	1	0.85mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.88mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.94mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.95mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.05mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	1.11mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	1.18mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	43d	1	1.22mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	1.38mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	1.49mi

Listing history 2 events

1. 2026-05-09
   listed $124,900 Active 160-char remark
2. 2006-03-29
   soldstatus $51,900

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: +$469/yr (+$39/mo · 40.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 65% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,281
• − Mortgage interest: −$6,996
• − Property taxes: −$1,173
• − Insurance: −$624
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$3,633
• Taxable income: $3,769
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,670/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+140.7% since first listed

3 events — show timeline

• 2026-05-28 Pending — UNYREIS
• 2026-05-09 Listed $124,900 UNYREIS
• 2006-03-29 Sold (Public Records) $51,900 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,173 · +9.7% YoY. Source: county tax records.