15 Woodneath Cres · East Rochester, NY 14445

$124,900

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 7 Days on market

Built 1925 2,178 sqft lot $156/sqft · 28% below area Est $173k · 28% 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 +29.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * DELAYED NEGOTIATONS UNTIL THURSDAY JAN 26 AT NOON * * Enter this Concrest neighborhood designed by Kate Gleason to replicate a French village. Community of park trees, picnic grounds, basketball courts, for much enjoyment of residents. New carpets, new flooring, fresh interior paint. Walk to shopping, restaurants, post office & all village amenities. Garage faces McKinley.

Key facts

• Cement porch
• Stucco exterior
• Fenced front yard

Tags

• HISTORIC CONCREST NEIGHBORHOOD
• ARCHITECTURAL SHINGLED ROOF
• STUCCO EXTERIOR
• CEMENT PORCH
• FENCED FRONT YARD
• PARTIALLY UPDATED KITCHEN

Property features AI

Exterior

• Parking: Attached heated garage with automatic door opener (1 car); Underground parking access; Electricity to garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story house; Existing (previously built) property; City street frontage; Rectangular residential lot near public transit
• Construction: Stucco exterior; Copper plumbing; Architectural shingle roof; Poured foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedrooms located on second floor
• Flooring: Carpet; Resilient flooring; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Thermal windows; Eat-in kitchen; Separate/formal living room; Programmable thermostat; Full walk-out basement; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.7% vs local median 4.5% in East Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/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 $864 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 + 3.0% rent growth), your $35k 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.
• 5 sale attempts since 11y 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 $104k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 5.6

CMA / ARV

• ARV (median comp): $172,698
• List price: $124,900
• Delta: -27.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Woodneath Cres	0.06mi	2/1.0 (-1)	800 (0%)	5mo	$150,000	$188	88
2 Forest Rd	0.06mi	3/1.5	800 (0%)	22mo	$145,000	$181	77
604 Grant St	0.22mi	3/1.0	832 (+4%)	9mo	$80,000	$96	76
512 Mckinley St	0.13mi	3/1.0	858 (+7%)	21mo	$125,000	$146	64
265 W Ivy St	0.36mi	2/1.0 (-1)	840 (+5%)	10mo	$190,000	$226	61
607 Grant St	0.20mi	2/2.0 (-1)	912 (+14%)	6mo	$185,000	$203	53
417 W Filbert St	0.14mi	2/1.0 (-1)	896 (+12%)	19mo	$172,000	$192	53
121 W Filbert St	0.56mi	2/1.5 (-1)	876 (+10%)	0mo	$165,000	$188	51
11 Apple St	0.45mi	2/1.0 (-1)	888 (+11%)	12mo	$165,000	$186	46

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $9,283
• Equity at exit: $18,623

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $46,437
• Equity at exit: $10,799

Cash invested: $34,972 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$655
• Tax from tax record: −$309 /mo · $3,707/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $462

Break-even live

Break-even rent $1,286

Max offer price $124,900

Occupancy floor 70%

Sensitivity live

Price	-10% $532	-5% $497	+0% $462	+5% $426	+10% $391
Rent	-10% $314	-5% $388	+0% $462	+5% $535	+10% $609
Rate	-1.0pp $525	-0.5pp $493	base $462	+0.5pp $429	+1.0pp $396

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 W Commercial St Unit 2 East Rochester, NY	2.0	1.0	640	$1,100	$1.72	44d	1	0.38mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	20d	1	0.55mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	3d	1	0.63mi
214 E Spruce St East Rochester, NY	3.0	1.0	972	$1,750	$1.80	44d	1	0.91mi
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	3d	10	1.14mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	4d	6	1.21mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	3d	1	1.49mi

Listing history 15 events

1. 2026-05-13
   listed $124,900 Active 1713-char remark
2. 2023-03-17
   soldstatus $104,000 Closed Sale or Rented 389-char remark

   Show marketing remark (389 chars)

   * * DELAYED NEGOTIATONS UNTIL THURSDAY JAN 26 AT NOON * * Enter this Concrest neighborhood designed by Kate Gleason to replicate a French village. Community of park trees, picnic grounds, basketball courts, for much enjoyment of residents. New carpets, new flooring, fresh interior paint. Walk to shopping, restaurants, post office & all village amenities. Garage faces McKinley.

3. 2023-03-09
   soldstatus $104,000
4. 2023-02-17
   status Pending Sale 389-char remark

   Show marketing remark (389 chars)

   * * DELAYED NEGOTIATONS UNTIL THURSDAY JAN 26 AT NOON * * Enter this Concrest neighborhood designed by Kate Gleason to replicate a French village. Community of park trees, picnic grounds, basketball courts, for much enjoyment of residents. New carpets, new flooring, fresh interior paint. Walk to shopping, restaurants, post office & all village amenities. Garage faces McKinley.

5. 2023-01-26
   historical Continue to Show- Under Contract 389-char remark

   Show marketing remark (389 chars)

   * * DELAYED NEGOTIATONS UNTIL THURSDAY JAN 26 AT NOON * * Enter this Concrest neighborhood designed by Kate Gleason to replicate a French village. Community of park trees, picnic grounds, basketball courts, for much enjoyment of residents. New carpets, new flooring, fresh interior paint. Walk to shopping, restaurants, post office & all village amenities. Garage faces McKinley.

6. 2023-01-17
   listed $99,000 Active 389-char remark

   Show marketing remark (389 chars)

   * * DELAYED NEGOTIATONS UNTIL THURSDAY JAN 26 AT NOON * * Enter this Concrest neighborhood designed by Kate Gleason to replicate a French village. Community of park trees, picnic grounds, basketball courts, for much enjoyment of residents. New carpets, new flooring, fresh interior paint. Walk to shopping, restaurants, post office & all village amenities. Garage faces McKinley.

7. 2016-09-30
   soldstatus $45,000 Closed Sale or Rented

   Show marketing remark (556 chars)

   Super Opportunity! Excellent starter home or investment property easily rented. Recent $ 10,000 of improvements including newer windows, Furnace, Paint, Carpet, & Roof. Attached garage with utility room. Garage faces McKinley St for easy access. Double lot with a front yard park setting maintained by the Village. Townhouse style living unit built completely out of Concrete including the stairs! See historic news article re; this property. Economical to purchase and maintain! Next door unit 14 also available! Could be sold also as a package deal!

8. 2016-08-29
   status Pending Sale

   Show marketing remark (556 chars)

   Super Opportunity! Excellent starter home or investment property easily rented. Recent $ 10,000 of improvements including newer windows, Furnace, Paint, Carpet, & Roof. Attached garage with utility room. Garage faces McKinley St for easy access. Double lot with a front yard park setting maintained by the Village. Townhouse style living unit built completely out of Concrete including the stairs! See historic news article re; this property. Economical to purchase and maintain! Next door unit 14 also available! Could be sold also as a package deal!

9. 2016-07-28
   listed $54,900 Active

   Show marketing remark (556 chars)

   Super Opportunity! Excellent starter home or investment property easily rented. Recent $ 10,000 of improvements including newer windows, Furnace, Paint, Carpet, & Roof. Attached garage with utility room. Garage faces McKinley St for easy access. Double lot with a front yard park setting maintained by the Village. Townhouse style living unit built completely out of Concrete including the stairs! See historic news article re; this property. Economical to purchase and maintain! Next door unit 14 also available! Could be sold also as a package deal!

10. 2016-05-01
    historical
11. 2016-02-15
    price $39,900
12. 2016-01-27
    listed $44,900 Active
13. 2016-01-24
    historical
14. 2016-01-15
    price $44,900
15. 2015-09-23
    listed $49,900 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: $3,707 · $309/mo
• Projected year-2 tax: $3,707 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 16 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: $22,444
• − Mortgage interest: −$6,996
• − Property taxes: −$3,707
• − Insurance: −$624
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$3,633
• Taxable income: $3,892
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,605/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• Rent YoY: —
• 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

+150.3% since first listed

16 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $124,900 UNYREIS
• 2023-03-17 Sold (MLS) $104,000 UNYREIS
• 2023-03-09 Sold (Public Records) $104,000 Public Records
• 2023-02-17 Pending — UNYREIS
• 2023-01-26 Contingent — UNYREIS
• 2023-01-17 Listed $99,000 UNYREIS
• 2016-09-30 Sold (MLS) $45,000 UNYREIS
• 2016-08-29 Pending — UNYREIS
• 2016-07-28 Listed $54,900 UNYREIS
• 2016-05-01 Listing Removed — UNYREIS
• 2016-02-15 Price Changed $39,900 UNYREIS
• 2016-01-27 Listed $44,900 UNYREIS
• 2016-01-24 Listing Removed — UNYREIS
• 2016-01-15 Price Changed $44,900 UNYREIS
• 2015-09-23 Listed $49,900 UNYREIS

Property tax history

+0.8%/yr

Latest (2025): $3,707 · +1.7% YoY. Source: county tax records.