311 Steko Ave · Rochester, NY 14615

$149,900

4 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 9 Days on market

Built 1937 4,720 sqft lot $99/sqft · 19% below area Est $185k · 19% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 4-bedroom, 2-full bath Cape Cod, perfectly tucked away on a quiet dead-end street. Enjoy true peace of mind with a 5-year-young roof and a high-efficiency tankless water heater (2024). The main level offers a nice sized living room, formal dining room, 1 full bath and a smaller bedroom perfect for guest room, office space, or craft room. Kitchen has glass sliding doors that bring you to a secure fully fenced in yard. Upstairs you will find three large bedrooms with a full bath. Spacious, private, and meticulously maintained. A must-see!" Delayed Negotiations on file for May 5th @2pm

Key facts

• 4,720 sq ft lot
• 2 garage spots
• Built 1937

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story; Resale property
• Construction: Aluminum siding; Vinyl siding; Spray foam insulation; Block foundation; Full basement with sump pump
• Exterior features: Awning(s); Blacktop driveway; Fully fenced yard; Open porch

Interior

• Kitchen: Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Hot water heating; Radiator heat
• Interior features: Sliding doors; Separate/formal dining room; Combined living and dining room; Sliding glass door(s)
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: 74 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 43% of the median local income ($51k/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 $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 (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1937 — 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: 1.23% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $185,235
• List price: $149,900
• Delta: -19.08%
• 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
297 Knickerbocker Ave	0.20mi	4/1.5	1,618 (+7%)	1mo	$202,500	$125	76
534 Ramona St	0.33mi	4/2.0	1,575 (+4%)	6mo	$185,000	$117	72
551 Magee Ave	0.50mi	4/1.5	1,572 (+4%)	3mo	$166,500	$106	65
842 Flower City Park	0.27mi	3/1.5 (-1)	1,300 (-14%)	1mo	$116,000	$89	56
621 Clay Ave	0.38mi	3/1.5 (-1)	1,334 (-12%)	0mo	$200,000	$150	55
19 Mac Arthur Rd	0.61mi	4/1.0	1,416 (-6%)	2mo	$183,000	$129	55
22 Mac Arthur Rd	0.58mi	4/2.0	1,332 (-12%)	1mo	$242,000	$182	52
262 Pullman Ave	0.59mi	4/1.5	1,350 (-11%)	4mo	$159,100	$118	49
285 Magee Ave	0.69mi	4/1.5	1,620 (+7%)	6mo	$80,000	$49	49
273 Electric Ave	0.53mi	3/1.5 (-1)	1,327 (-12%)	3mo	$150,000	$113	45
571 Flower City Park	0.47mi	3/1.5 (-1)	1,302 (-14%)	4mo	$100,000	$77	44
18 Avis St	0.71mi	3/1.5 (-1)	1,703 (+13%)	4mo	$185,000	$109	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $8,562
• Equity at exit: $22,351

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $49,665
• Equity at exit: $12,961

Cash invested: $41,972 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$786
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $516

Break-even live

Break-even rent $1,185

Max offer price $149,900

Occupancy floor 67%

Sensitivity live

Price	-10% $601	-5% $559	+0% $516	+5% $474	+10% $431
Rent	-10% $371	-5% $444	+0% $516	+5% $589	+10% $662
Rate	-1.0pp $592	-0.5pp $554	base $516	+0.5pp $477	+1.0pp $438

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	11d	1	0.29mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	0.53mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	0.88mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.91mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.22mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.24mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	3d	3	1.24mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.49mi

Listing history 4 events

1. 2026-05-08
   status Pending 624-char remark
2. 2026-05-06
   historical Active Under Contract 624-char remark
3. 2026-04-29
   listed $149,900 Active 624-char remark
4. 1997-12-31
   soldstatus $60,000

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,792 · $149/mo
• Expected delta: +$741/yr (+$62/mo · 70.5%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,063
• − Mortgage interest: −$8,397
• − Property taxes: −$1,051
• − Insurance: −$750
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$4,361
• Taxable income: $3,975
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $5,242/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▼ -31.81%
• Current HPI: 240.6896
• Rent YoY: —
• 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

+149.8% since first listed

4 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-05-06 Contingent — UNYREIS
• 2026-04-29 Listed $149,900 UNYREIS
• 1997-12-31 Sold (Public Records) $60,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,051 · -1.7% YoY. Source: county tax records.