125 Brookdale Ave · Rochester, NY 14619

$174,900

3 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 7 Days on market

Built 1925 7,100 sqft lot Est $211k · 17% under

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• 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 MLS

We are pleased to present this move in ready, beautifully updated home. Brookdale is nestled away just behind Genesee Park Blvd giving easy access to the U of R and highway with no thru traffic. Be the first to enjoy the newly-finished hardwood floors! Other updates include: fresh paint throughout; recently updated kitchen 2015 with custom hardwood cabinets, soft-close hardware and Corian counters; complete tear off roof approx. 2010; HE furnace and updated water heater. A sliding glass door opens to a beautiful back deck and deep backyard lot. Come be a part of this beautiful neighborhood! Delayed negotiations, seller to review any and all offers Sunday after 3 pm.

Key facts

• Finished attic
• Private backyard
• Updated rear deck

Tags

• FINISHED ATTIC
• UPDATED KITCHEN
• UPDATED REAR DECK
• PRIVATE BACKYARD
• ENCLOSED FRONT PORCH
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1 garage space
• Utilities: High-speed internet available; Public water (connected); Sewer connected
• Home design: 2 stories; Existing property condition
• Construction: Vinyl siding; Wood siding; Asphalt roof; Block foundation
• Exterior features: Enclosed porch; Porch; Fully fenced yard; Play structure; Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 7 total rooms (includes living and den areas)
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Attic; Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Natural woodwork; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (0.6% below list).
• Recommended offer: $174k (0.6% below list) — sets the bar for 1% rule.

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: 48 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,775 (0.6% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.99% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $211,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
780 Genesee Park Blvd	0.32mi	3/2.5	1,420 (-0%)	1mo	$230,000	$162	77
43 Stanfield Ter	0.28mi	3/1.0	1,526 (+7%)	0mo	$170,000	$111	75
715 Genesee Park Blvd	0.23mi	3/1.0	1,232 (-14%)	1mo	$146,000	$119	66
1025 Genesee Park Blvd	0.67mi	3/1.0	1,410 (-1%)	1mo	$210,000	$149	66
20 Raeburn Ave	0.54mi	3/1.0	1,520 (+7%)	2mo	$155,000	$102	62
65 Devon Rd	0.49mi	3/1.5	1,296 (-9%)	2mo	$195,000	$150	58
316 Ravenwood Ave	0.72mi	3/1.0	1,360 (-5%)	1mo	$175,000	$129	58
84 Ellicott St	0.61mi	3/3.5	1,504 (+6%)	0mo	$223,000	$148	52
431 Post Ave	0.64mi	3/1.5	1,227 (-14%)	1mo	$195,000	$159	44
15 Brookscrest Way	0.73mi	3/2.5	1,562 (+10%)	1mo	$329,900	$211	44
53 Congress Ave	0.69mi	4/2.0 (+1)	1,625 (+14%)	2mo	$205,000	$126	34
117 Millbank St	0.67mi	4/2.0 (+1)	1,639 (+15%)	1mo	$173,000	$106	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,089
• Equity at exit: $26,078

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $10,318
• Equity at exit: $15,122

Cash invested: $48,972 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$917
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $256

Break-even live

Break-even rent $1,414

Max offer price $174,900

Occupancy floor 80%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	0.28mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	0.30mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	0.35mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	0.36mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	0.50mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.50mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.51mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.57mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.58mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	43d	1	0.58mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	0.59mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	2d	1	0.65mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.11mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	1.14mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	1.18mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.21mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.25mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	43d	1	1.31mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	43d	1	1.38mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.41mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.42mi

Listing history 7 events

1. 2026-06-13
   status $174,900 Pending 7 DOM
2. 2026-06-10
   days on market $174,900 Active 7 DOM
3. 2026-06-09
   days on market $174,900 Active 6 DOM
4. 2026-06-09
   days on market $174,900 Active 5 DOM
5. 2026-06-07
   days on market $174,900 Active 4 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $174,900 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: $1,525 · $127/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$715/yr (+$60/mo · 46.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $20,853
• − Mortgage interest: −$9,797
• − Property taxes: −$1,525
• − Insurance: −$874
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,088
• Taxable income: $232
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $3,012/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+173.3% since first listed

8 events — show timeline

• 2026-06-03 Listed $174,900 UNYREIS
• 2018-06-05 Sold (Public Records) $95,000 Public Records
• 2018-06-05 Sold (Public Records) $95,000 Public Records
• 2018-06-05 Sold (MLS) $95,000 UNYREIS
• 2018-04-27 Pending — UNYREIS
• 2018-03-21 Pending — UNYREIS
• 2018-03-14 Listed $95,000 UNYREIS
• 1994-06-23 Sold (Public Records) $64,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,525 · +0.0% YoY. Source: county tax records.