429 Hazelwood · Rochester, NY 14609

$134,900

3 bd · 1.0 ba · 1,179 sqft · SingleFamily public records · 5 Days on market

Built 1920 3,000 sqft lot Est $213k · 37% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.8/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-upper opportunity in the Beechwood Neighborhood! This 3-bedroom, 1-bath home is being sold as-is and offers great potential for investors or owner-occupants. The property has water damage from a burst pipe, providing a blank slate for renovation. Features include a large living room with a fireplace, formal dining room, pantry off the kitchen, full basement with glass block windows, and a walk-up attic for storage or future expansion. Outdoor spaces include a front porch and a balcony off one of the bedrooms. Situated on a nice-sized city lot. Delayed negotiations until Monday, December 8th at 2:00 PM.

Key facts

• Renovated
• Updated finishes
• Finished attic

Tags

• RENOVATED
• UPDATED FINISHES
• REMODELED KITCHEN
• FINISHED ATTIC
• OPEN FRONT PORCH
• FUNCTIONAL FLOOR PLAN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story; Resale property
• Construction: Wood siding; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Attic; Separate/formal dining room; Other (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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: 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.
• Zoned schools: School 33-John James Audubon (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 963 students, 93% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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 + 7.9% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $80k; list at $135k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $134,900

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: 1.18% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $213,399
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Laurelton Rd	0.52mi	3/1.5	1,166 (-1%)	3mo	$278,000	$238	69
1824 Clifford Ave	0.74mi	3/1.0	1,188 (+1%)	2mo	$62,500	$53	62
1822 Clifford Ave	0.75mi	3/1.0	1,188 (+1%)	3mo	$95,000	$80	62
198 Illinois St	0.55mi	3/1.0	1,103 (-6%)	4mo	$200,000	$181	61
85 Culver Pkwy	0.44mi	3/1.5	1,298 (+10%)	1mo	$287,500	$221	60
223 Cummings St	0.72mi	3/1.0	1,144 (-3%)	4mo	$90,000	$79	58
23 Martinot Ave	0.54mi	3/1.0	1,292 (+10%)	1mo	$255,000	$197	58
297 Spencer Rd	0.69mi	3/1.5	1,228 (+4%)	3mo	$243,500	$198	56
157 Cummings St	0.68mi	3/2.0	1,272 (+8%)	2mo	$250,000	$197	49
265 Springfield Ave	0.68mi	4/1.5 (+1)	1,268 (+8%)	1mo	$200,000	$158	48
151 Harwick Rd	0.67mi	4/2.0 (+1)	1,350 (+14%)	3mo	$240,000	$178	33
281 Ellison St	0.64mi	4/3.0 (+1)	1,350 (+14%)	1mo	$184,000	$136	32

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.25×
• Total profit: $9,272
• Equity at exit: $20,114

10-year hold

• IRR: 19.3%
• Equity multiple: 2.98×
• Total profit: $74,887
• Equity at exit: $11,664

Cash invested: $37,772 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$707
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $360

Break-even live

Break-even rent $1,135

Max offer price $134,900

Occupancy floor 72%

Sensitivity live

Price	-10% $436	-5% $398	+0% $360	+5% $322	+10% $283
Rent	-10% $234	-5% $297	+0% $360	+5% $423	+10% $485
Rate	-1.0pp $428	-0.5pp $394	base $360	+0.5pp $325	+1.0pp $289

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	46d	1	0.07mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	0.11mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	0.15mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	12d	1	0.43mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	0.45mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	23d	1	0.47mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	5d	1	0.50mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	5d	1	0.54mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	5d	3	0.60mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	16d	1	0.61mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	21d	1	0.63mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	46d	1	0.63mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	46d	1	0.68mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	25d	1	0.69mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	0.70mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	0.73mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	46d	1	0.87mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	23d	1	1.02mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	23d	1	1.03mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	46d	1	1.03mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	25d	1	1.03mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	46d	3	1.08mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	1.08mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	1.14mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	1.17mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	46d	1	1.19mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	46d	1	1.27mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	46d	1	1.32mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	4d	1	1.33mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	21d	1	1.35mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	4d	22	1.39mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	46d	1	1.42mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	1.45mi

Listing history 10 events

1. 2026-05-22
   listed $134,900 Active
2. 2026-03-30
   soldstatus $80,117 Closed 615-char remark

   Show marketing remark (615 chars)

   Fixer-upper opportunity in the Beechwood Neighborhood! This 3-bedroom, 1-bath home is being sold as-is and offers great potential for investors or owner-occupants. The property has water damage from a burst pipe, providing a blank slate for renovation. Features include a large living room with a fireplace, formal dining room, pantry off the kitchen, full basement with glass block windows, and a walk-up attic for storage or future expansion. Outdoor spaces include a front porch and a balcony off one of the bedrooms. Situated on a nice-sized city lot. Delayed negotiations until Monday, December 8th at 2:00 PM.

3. 2025-12-10
   status Pending 615-char remark

   Show marketing remark (615 chars)

   Fixer-upper opportunity in the Beechwood Neighborhood! This 3-bedroom, 1-bath home is being sold as-is and offers great potential for investors or owner-occupants. The property has water damage from a burst pipe, providing a blank slate for renovation. Features include a large living room with a fireplace, formal dining room, pantry off the kitchen, full basement with glass block windows, and a walk-up attic for storage or future expansion. Outdoor spaces include a front porch and a balcony off one of the bedrooms. Situated on a nice-sized city lot. Delayed negotiations until Monday, December 8th at 2:00 PM.

4. 2025-12-01
   listed $55,000 Active 615-char remark

   Show marketing remark (615 chars)

   Fixer-upper opportunity in the Beechwood Neighborhood! This 3-bedroom, 1-bath home is being sold as-is and offers great potential for investors or owner-occupants. The property has water damage from a burst pipe, providing a blank slate for renovation. Features include a large living room with a fireplace, formal dining room, pantry off the kitchen, full basement with glass block windows, and a walk-up attic for storage or future expansion. Outdoor spaces include a front porch and a balcony off one of the bedrooms. Situated on a nice-sized city lot. Delayed negotiations until Monday, December 8th at 2:00 PM.

5. 2025-03-02
   status Active
6. 2025-03-02
   historical Active Under Contract
7. 2024-12-02
   status Pending
8. 2024-11-22
   listed $99,900 Active
9. 2017-08-09
   soldstatus $995,000
10. 2005-01-03
    soldstatus $23,400

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$340/yr (+$28/mo · 21.3%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,090
• − Mortgage interest: −$7,556
• − Property taxes: −$1,600
• − Insurance: −$674
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$3,924
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,770/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+476.5% since first listed

11 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-22 Listed $134,900 UNYREIS
• 2026-03-30 Sold (MLS) $80,117 UNYREIS
• 2025-12-10 Pending — UNYREIS
• 2025-12-01 Listed $55,000 UNYREIS
• 2025-03-02 Relisted — UNYREIS
• 2025-03-02 Contingent — UNYREIS
• 2024-12-02 Pending — UNYREIS
• 2024-11-22 Listed $99,900 UNYREIS
• 2017-08-09 Sold (Public Records) $995,000 Public Records
• 2005-01-03 Sold (Public Records) $23,400 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,600 · +88.1% YoY. Source: county tax records.