210 Cedarwood Ter · Rochester, NY 14609

$139,999

3 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 28 Days on market

Built 1900 5,600 sqft lot Est $202k · 31% under ↓ 13% since listing

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Welcome to 210 Cedarwood Terrace, located in the desirable Beechwood neighborhood of Rochester! This charming 3-bedroom, 1.5-bath home blends classic character with modern updates. Step inside to find a beautifully remodeled kitchen featuring contemporary finishes , along with an updated full bathroom designed for both style and functionality. The home offers vinyl flooring throughout the living room, dining room, and all upstairs bedrooms, providing durability and a cohesive look. All new mechanics. Original gumwood trim adds warmth and timeless appeal, preserving the home’s historic charm while complementing its modern upgrades. With spacious living and dining areas, this home is pe

Key facts

• Vinyl flooring
• Remodeled kitchen
• 5,600 sq ft lot

Tags

• REMODELED KITCHEN
• UPDATED FULL BATHROOM
• VINYL FLOORING
• ORIGINAL GUMWOOD TRIM

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity available and connected; Public water available and connected; Community/Coop sewer connected
• Home design: 3-story existing building; Entry on first level
• Construction: Wood siding; Shingle roof; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot, 40 x 140

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Pantry adjacent to kitchen
• Bedrooms: Three bedrooms (all on the second level)
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window air conditioning units
• Interior features: Living/Dining room; Pantry; Full basement
• Laundry & utility: 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 $140k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/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 (+7.9%/yr); 199 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 31% of the median local income ($65k/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 $968 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,899 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.19% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $201,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Allandale Ave	0.58mi	3/1.0	1,248 (+0%)	1mo	$248,000	$199	72
49 Leighton Ave	0.35mi	3/1.5	1,305 (+5%)	4mo	$160,000	$123	70
970 Atlantic Ave	0.71mi	3/1.0	1,249 (+0%)	2mo	$210,000	$168	65
110 Arch St	0.04mi	4/2.0 (+1)	1,417 (+14%)	2mo	$200,000	$141	64
460 Melville St	0.34mi	3/1.0	1,426 (+14%)	3mo	$164,900	$116	58
380 Rosewood Ter	0.43mi	3/1.5	1,382 (+11%)	3mo	$155,000	$112	58
865 N Goodman St	0.73mi	4/1.5 (+1)	1,245 (-0%)	2mo	$76,000	$61	57
54 Rosewood	0.43mi	4/1.5 (+1)	1,366 (+10%)	3mo	$93,000	$68	54
198 Illinois St	0.54mi	3/1.0	1,103 (-12%)	4mo	$200,000	$181	53
34 Van Bergh Ave	0.70mi	3/1.0	1,144 (-8%)	2mo	$200,000	$175	52
51 Salisbury St	0.66mi	3/1.5	1,360 (+9%)	3mo	$220,000	$162	49
34 Woodrow Ave	0.68mi	3/1.5	1,406 (+13%)	1mo	$275,000	$196	44

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: 9.2%
• Equity multiple: 1.38×
• Total profit: $14,968
• Equity at exit: $20,874

10-year hold

• IRR: 21.9%
• Equity multiple: 3.28×
• Total profit: $89,413
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $457

Break-even live

Break-even rent $1,089

Max offer price $139,999

Occupancy floor 68%

Sensitivity live

Price	-10% $536	-5% $496	+0% $457	+5% $417	+10% $377
Rent	-10% $325	-5% $391	+0% $457	+5% $523	+10% $588
Rate	-1.0pp $527	-0.5pp $492	base $457	+0.5pp $420	+1.0pp $383

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.23mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	4d	1	0.25mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.29mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.36mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	0.37mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	0.39mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.47mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.59mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.64mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	44d	1	0.65mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	20d	1	0.65mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	44d	1	0.66mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	0.66mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.71mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.75mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	0.79mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	0.82mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.83mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.88mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	0.90mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.91mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	44d	1	0.96mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	4d	3	0.97mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	0.99mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	44d	1	1.02mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	1.04mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	1.13mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	4d	1	1.14mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	44d	1	1.17mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	22d	1	1.17mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	11d	1	1.17mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	3d	22	1.19mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	1.21mi
405 Alexander St Rochester, NY	2.0	1.0	800	$1,425	$1.78	4d	1	1.22mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.24mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.27mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.33mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	11d	1	1.34mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	3d	1	1.34mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	1.36mi

Listing history 7 events

1. 2026-05-05
   status Pending
2. 2026-04-17
   historical Active Under Contract
3. 2026-04-06
   listed $139,999 Active
4. 2026-01-05
   historical
5. 2025-10-19
   price $149,900
6. 2025-10-19
   price $149,999
7. 2025-09-05
   listed $159,999 Active

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$774/yr (+$65/mo · 94.7%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,010
• − Mortgage interest: −$7,842
• − Property taxes: −$818
• − Insurance: −$700
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,073
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,670/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

-12.5% since first listed

7 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-17 Contingent — UNYREIS
• 2026-04-06 Listed $139,999 UNYREIS
• 2026-01-05 Listing Removed — UNYREIS
• 2025-10-19 Price Changed $149,900 UNYREIS
• 2025-10-19 Price Changed $149,999 UNYREIS
• 2025-09-05 Listed $159,999 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $818 · +0.0% YoY. Source: county tax records.