53 Wilcox St · Rochester, NY 14607

$149,900

3 bd · 1.5 ba · 1,631 sqft · SingleFamily public records · 7 Days on market

Built 1885 3,850 sqft lot Est $284k · 47% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 53 Wilcox St, a well-maintained 4-bedroom, 2-bath Colonial located in Rochester's highly desirable Pearl-Meigs-Monroe neighborhood. Offering 1,631 square feet of living space, this versatile property is ideal for both owner-occupants and investors seeking a turnkey opportunity. Inside, you'll find updated luxury vinyl flooring throughout the main level, fresh paint, and a functional layout designed for comfortable living. The home features 2 bedrooms and one full bath on the first floor, including a smaller room that offers flexibility as a bedroom, home office, hobby room, or additional storage space. Upstairs, you'll find two additional bedrooms and a second full bath, providin

Key facts

• Fresh paint
• Newer boiler
• Functional layout

Tags

• UPDATED LUXURY VINYL FLOORING
• FRESH PAINT
• FUNCTIONAL LAYOUT
• NEWER BOILER
• LARGE REAR PARKING AREA
• CONVENIENT OFF-STREET PARKING

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Existing (previously built) condition; Rectangular residential lot; Fronts a city street; Lot dimensions approximately 35 x 110
• Construction: Composite siding; Vinyl siding; Asphalt shingle roof; Block and stone foundation
• Exterior features: Covered porch / enclosed porch; Porch; Blacktop driveway; Shed(s) / exterior storage

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator; Pantry / walk-in pantry
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Ceramic tile; Luxury vinyl; Tile; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating; Window cooling units
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Open living/dining area; Pantry; Walk-in pantry; Convertible bedroom; Thermal windows
• Laundry & utility: Washer and dryer; 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 $150k.

Deal economics

• At list price, monthly cash flow is $492 ($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: Rents rising fast (+4.6%/yr); 55 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/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 + 4.6% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1885 — 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: 1.24% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $283,794
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Henrietta St	0.18mi	3/2.0	1,665 (+2%)	2mo	$300,000	$180	84
35 Woodlawn St	0.33mi	3/1.5	1,636 (+0%)	2mo	$237,000	$145	83
90 Avondale Park	0.52mi	3/2.0	1,616 (-1%)	2mo	$245,000	$152	71
819 Goodman St S	0.51mi	4/1.5 (+1)	1,644 (+1%)	2mo	$220,000	$134	68
461 Benton St	0.27mi	4/1.5 (+1)	1,500 (-8%)	1mo	$270,000	$180	68
521 Benton St	0.26mi	3/1.0	1,440 (-12%)	1mo	$250,000	$174	66
94 Belmont St	0.58mi	4/1.5 (+1)	1,663 (+2%)	0mo	$285,000	$171	65
890 South Goodman St	0.60mi	4/2.0 (+1)	1,586 (-3%)	4mo	$215,000	$136	57
4.5 Donlon St	0.70mi	4/2.0 (+1)	1,712 (+5%)	0mo	$359,900	$210	52
24 Goebel Pl	0.53mi	3/2.0	1,430 (-12%)	3mo	$248,000	$173	50
176 Caroline St	0.61mi	2/1.5 (-1)	1,408 (-14%)	3mo	$250,000	$178	42
186 Mulberry St	0.69mi	4/2.5 (+1)	1,848 (+13%)	3mo	$480,000	$260	34

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $10,119
• Equity at exit: $22,351

10-year hold

• IRR: 16.8%
• Equity multiple: 2.48×
• Total profit: $62,100
• 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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$786
• Tax from tax record: −$131 /mo · $1,578/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $492

Break-even live

Break-even rent $1,241

Max offer price $149,900

Occupancy floor 69%

Sensitivity live

Price	-10% $577	-5% $535	+0% $492	+5% $450	+10% $408
Rent	-10% $345	-5% $419	+0% $492	+5% $566	+10% $640
Rate	-1.0pp $568	-0.5pp $531	base $492	+0.5pp $454	+1.0pp $414

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	45d	1	0.03mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	45d	1	0.09mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	45d	1	0.19mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	11d	1	0.22mi
164 Laburnam Cres Rochester, NY	2.0	2.0	1328	$1,900	$1.43	45d	1	0.29mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	868	$2,506	$2.89	3d	8	0.33mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	45d	1	0.35mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	0.36mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	11d	1	0.36mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	3d	1	0.38mi
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	24d	1	0.38mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	45d	1	0.39mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	4d	1	0.42mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	45d	1	0.45mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.46mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.48mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	4d	1	0.48mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	22d	1	0.51mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	45d	1	0.53mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	0.54mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	0.56mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	0.57mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	3d	1	0.57mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	4d	1	0.61mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	24d	1	0.68mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	0.74mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	45d	1	0.78mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	0.82mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	0.85mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	0.86mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	0.90mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	0.95mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	0.95mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.00mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	45d	1	1.05mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.09mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	1.14mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.15mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	20d	1	1.20mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.26mi

Listing history 7 events

1. 2026-06-13
   status $149,900 Pending 7 DOM
2. 2026-06-10
   days on market $149,900 Active 7 DOM
3. 2026-06-09
   days on market $149,900 Active 6 DOM
4. 2026-06-09
   days on market $149,900 Active 5 DOM
5. 2026-06-07
   days on market $149,900 Active 4 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $149,900 Active 1 DOM

ⓘ 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: $1,578 · $131/mo
• Projected year-2 tax: $2,056 · $171/mo
• Expected delta: +$478/yr (+$40/mo · 30.3%)

ⓘ 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 1/10 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: $22,367
• − Mortgage interest: −$8,397
• − Property taxes: −$1,578
• − Insurance: −$750
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$4,361
• Taxable income: $3,704
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $5,021/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+391.5% since first listed

4 events — show timeline

• 2026-06-03 Listed $149,900 UNYREIS
• 2010-06-18 Sold (Public Records) $90,000 Public Records
• 2003-12-10 Sold (Public Records) $53,000 Public Records
• 2001-02-27 Sold (Public Records) $30,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,578 · +0.0% YoY. Source: county tax records.