178 Scottsville Rd · Rochester, NY 14611

$139,900

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 15 Days on market

Built 1957 4,432 sqft lot Est $155k · 9% 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 +26.1/30.0
• ARV discount +11.8/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• 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 MLS

Nice 2 bedroom colonial with 1 car detached garage. Gleaming hardwoods throughout. Cozy family room complete with built in shelves. Upgrades include roof & Gutters (2009), Driveway (2014), Garage floor (2013). Fully fenced back yard. Make an appointment today!

Key facts

• Vinyl windows
• Attached garage
• Natural light

Tags

• HARDWOOD FLOORS
• ATTACHED GARAGE
• FENCED IN YARD
• VINYL WINDOWS
• NATURAL LIGHT
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story existing home; Resale property
• Construction: Fiber cement exterior; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot with 40 x 110 dimensions; Main thoroughfare frontage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,573/mo this rent would consume 60% 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 $967 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $62k; list at $140k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.12% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $154,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Winbourne Rd	0.16mi	3/1.0 (+1)	1,152 (+5%)	0mo	$260,000	$226	79
42 Winbourne Rd	0.16mi	2/1.0	1,196 (+9%)	0mo	$242,005	$202	77
20 Vixette St	0.10mi	2/1.0	1,000 (-9%)	5mo	$140,000	$140	77
247 Terrace Park	0.40mi	3/1.0 (+1)	1,020 (-7%)	2mo	$168,000	$165	64
879 Woodbine Ave	0.33mi	3/1.0 (+1)	1,159 (+6%)	9mo	$172,500	$149	63
36 Spruce Ave	0.41mi	3/1.0 (+1)	1,172 (+7%)	3mo	$165,000	$141	62
112 Arvine Hts	0.44mi	2/1.0	958 (-13%)	1mo	$220,000	$230	58
235 Congress Ave	0.33mi	3/1.5 (+1)	1,248 (+14%)	8mo	$160,000	$128	48
799 Woodbine Ave	0.44mi	3/1.0 (+1)	1,248 (+14%)	7mo	$170,000	$136	46
20 Sheldon Ter	0.62mi	3/1.5 (+1)	1,200 (+10%)	5mo	$139,900	$117	44
715 Genesee Park Blvd	0.74mi	3/1.0 (+1)	1,232 (+12%)	1mo	$146,000	$119	39
79 Dunbar St	0.67mi	3/1.5 (+1)	1,215 (+11%)	7mo	$171,000	$141	38

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: 3.6%
• Equity multiple: 1.15×
• Total profit: $5,691
• Equity at exit: $21,287

10-year hold

• IRR: 15.8%
• Equity multiple: 2.49×
• Total profit: $58,382
• Equity at exit: $12,832

Cash invested: $39,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$734
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $353

Break-even live

Break-even rent $1,126

Max offer price $139,900

Occupancy floor 73%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	0.14mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	0.18mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	43d	1	0.39mi
504 Brooks Ave Rochester, NY	1.0	1.0	700	$1,150	$1.64	21d	1	0.57mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.76mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	0.76mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.85mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.88mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.94mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	1.00mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	1.02mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	2d	1	1.19mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	2d	5	1.29mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	14d	1	1.36mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	1.40mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	1.41mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	1.42mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.46mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	43d	1	1.47mi

Listing history 8 events

1. 2026-06-03
   statusdays on market $139,900 Pending 15 DOM
2. 2026-06-01
   days on market $139,900 Active Under Contract 14 DOM
3. 2026-05-31
   days on market $139,900 Active Under Contract 13 DOM
4. 2026-05-18
   listed $139,900 Active
5. 2014-11-05
   soldstatus $62,000
6. 2014-11-04
   soldstatus $62,000 266-char remark

   Show marketing remark (266 chars)

   Nice 2 bedroom colonial with 1 car detached garage. Gleaming hardwoods throughout. Cozy family room complete with built in shelves. Upgrades include roof & Gutters (2009), Driveway (2014), Garage floor (2013). Fully fenced back yard. Make an appointment today!

7. 2014-08-07
   listed $64,900 266-char remark

   Show marketing remark (266 chars)

   Nice 2 bedroom colonial with 1 car detached garage. Gleaming hardwoods throughout. Cozy family room complete with built in shelves. Upgrades include roof & Gutters (2009), Driveway (2014), Garage floor (2013). Fully fenced back yard. Make an appointment today!

8. 2002-02-21
   soldstatus $46,500

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$595/yr (+$50/mo · 50.7%)

ⓘ 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 2/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,875
• − Mortgage interest: −$7,837
• − Property taxes: −$1,174
• − Insurance: −$700
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,070
• Taxable income: $2,074
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,735/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

+200.9% since first listed

5 events — show timeline

• 2026-05-18 Listed $139,900 UNYREIS
• 2014-11-05 Sold (Public Records) $62,000 Public Records
• 2014-11-04 Sold (MLS) $62,000 UNYREIS
• 2014-08-07 Listed $64,900 UNYREIS
• 2002-02-21 Sold (Public Records) $46,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,174 · +0.0% YoY. Source: county tax records.