757 Harvard St · Rochester, NY 14610

$229,900

4 bd · 1.5 ba · 2,657 sqft · SingleFamily public records · 13 Days on market

Built 1910 5,113 sqft lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the charming “ABC Streets” & sitting perfectly between Cobb’s Hill Park & the vibrant shops, dining & culture of Park Avenue, this Old-Style home is filled with potential. Offering 6 total bedrooms, a finished walkup attic, & full bathroom on EVERY level of the home, there is plenty of space & flexibility. The heart of the home features a wood burning fireplace, high ceilings, stained & leaded glass, a large kitchen, formal dining room & a versatile alcove on the 1st floor-perfect for a home office or reading nook. Major mechanical updates include furnace, H2O tank, and Central A/C all updated in 2018, 200-amp electric se

Key facts

• Stained glass
• Large kitchen
• High ceilings

Tags

• FINISHED WALKUP ATTIC
• FULL BATHROOM ON EVERY LEVEL
• WOOD BURNING FIREPLACE
• HIGH CEILINGS
• STAINED GLASS
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $458 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).

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 (+2.7%/yr); 85 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1910 — 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: 1.08% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $555,313
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Oakdale Dr	0.64mi	4/2.5	2,630 (-1%)	4mo	$490,000	$186	61
1043 Park Ave	0.28mi	3/2.0 (-1)	2,400 (-10%)	6mo	$405,000	$169	59
4 Highland Hts	0.46mi	3/2.5 (-1)	2,544 (-4%)	7mo	$657,500	$258	57
178 Vassar St	0.40mi	4/2.5	2,426 (-9%)	10mo	$508,000	$209	55
370 Barrington St	0.55mi	5/2.5 (+1)	2,492 (-6%)	2mo	$395,000	$159	54
160 Brunswick St	0.19mi	5/3.5 (+1)	2,376 (-11%)	9mo	$530,000	$223	53
83 Shepard St	0.67mi	4/2.0	2,507 (-6%)	6mo	$390,000	$156	52
399 Westminster Rd	0.65mi	4/2.5	2,857 (+8%)	1mo	$620,000	$217	52
204 Oakdale Dr	0.63mi	5/2.5 (+1)	2,468 (-7%)	3mo	$655,000	$265	47
112 San Gabriel Dr	0.71mi	5/3.5 (+1)	2,610 (-2%)	6mo	$507,000	$194	46
320 Barrington St	0.53mi	4/3.5	2,378 (-10%)	8mo	$600,000	$252	43
76 Crosman	0.68mi	3/1.5 (-1)	2,277 (-14%)	2mo	$475,000	$209	38

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-8,768
• Equity at exit: $34,279

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $27,051
• Equity at exit: $19,878

Cash invested: $64,372 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $458

Break-even live

Break-even rent $1,897

Max offer price $229,900

Occupancy floor 76%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	0.12mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	0.60mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	0.78mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	0.83mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	11d	1	1.04mi
145 Macbeth St Rochester, NY	3.0	1.0	3484	$2,200	$0.63	2d	1	1.33mi

Listing history 2 events

1. 2026-03-24
   status Pending
2. 2026-03-11
   listed $229,900 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: $2,362 · $197/mo
• Projected year-2 tax: $3,124 · $260/mo
• Expected delta: +$762/yr (+$63/mo · 32.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $29,722
• − Mortgage interest: −$12,878
• − Property taxes: −$2,362
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$6,688
• Taxable income: $1,889
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $5,048/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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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 (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

2 events — show timeline

• 2026-03-24 Pending — UNYREIS
• 2026-03-11 Listed $229,900 UNYREIS

Property tax history

+1.0%/yr

Latest (2025): $2,362 · +0.0% YoY. Source: county tax records.