740 Seneca Pkwy · Rochester, NY 14613

$209,900

3 bd · 2.0 ba · 2,093 sqft · SingleFamily public records · 9 Days on market

Built 1916 8,400 sqft lot Est $226k · 7% under

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Why this score? — see what drove the D+ 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 +14.4/30.0
• ARV discount +10.7/15.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks

WELCOME TO SENECA PARKWY, MAPLEWOOD'S PREMIER LOCATION! This 3BR, 2BA colonial is in exceptional condition! SPECIAL FEATURES INCLUDE: Rear family room addition w/ full bath which would be prefect for a home office with it's own egress, concrete patio, 2 car garage, beautiful enclosed front porch w/ Jalousie windows, gas fireplace, central air conditioning, thermal pane windows, tear off roof in 2017, high efficiency furnace in 2014, h2o tank in 2023, formal dining room w/ beamed ceiling, freezer in basement, workbench w/ locking drawers in basement, ALL kitchen/laundry appliances, oak cabinets/corian countertops/hardwood floors in kitchen, walk-in closets in bedrooms, wall to wall carpet ov

Key facts

• Gas fireplace
• Concrete patio
• Thermal pane windows

Tags

• REAR FAMILY ROOM ADDITION
• CONCRETE PATIO
• ENCLOSED FRONT PORCH
• GAS FIREPLACE
• CENTRAL AIR CONDITIONING
• THERMAL PANE WINDOWS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected; Cable available; Electric service with circuit breakers
• Home design: Two-story house; Existing construction; Entry foyer; City street frontage; Residential, rectangular lot (approx. 60 x 140)
• Construction: Asphalt roof; Aluminum siding; Brick; Vinyl siding; Copper plumbing; Attic/crawl hatchway(s) insulated; Blown-in insulation; Block foundation; Built prior to current listing (existing)
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Patio

Interior

• Kitchen: Double oven; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Freezer; Garbage disposal; Eat-in kitchen
• Bedrooms: Total rooms include bedroom spaces (7 total rooms listed); main level includes 1 bathroom
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Circuit breaker electric system
• Interior features: Thermal windows; Cedar closets; Ceiling fans; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Natural woodwork; Programmable thermostat; Full basement
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $41 ($494/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 $169k (19.3% below list).
• Recommended offer: $169k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 71 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,473 (19.3% below list)

Questions for the listing agent

1. Built in 1916 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $226,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Flower City Park	0.31mi	4/1.5 (+1)	2,208 (+6%)	8mo	$182,500	$83	63
436 Birr St	0.37mi	4/2.0 (+1)	2,287 (+9%)	1mo	$265,000	$116	62
429 Seneca Pkwy	0.45mi	4/2.5 (+1)	2,068 (-1%)	12mo	$275,000	$133	60
345 La Grange Ave	0.26mi	3/1.0	1,904 (-9%)	12mo	$230,000	$121	59
397 Raines Park	0.73mi	3/2.0	2,084 (-0%)	13mo	$175,000	$84	55
377 Electric Ave	0.21mi	4/1.5 (+1)	1,805 (-14%)	7mo	$195,000	$108	54
50 Elk St	0.42mi	4/1.5 (+1)	1,926 (-8%)	8mo	$230,000	$119	54
209 Alameda St	0.62mi	3/1.5	1,942 (-7%)	8mo	$195,000	$100	51
233 Albemarle St	0.58mi	4/1.5 (+1)	1,906 (-9%)	10mo	$205,000	$108	43
175 Birr St	0.69mi	4/1.5 (+1)	1,976 (-6%)	14mo	$205,000	$104	40
205 Albemarle St	0.62mi	4/1.0 (+1)	1,780 (-15%)	6mo	$175,000	$98	32
221 Raines Park	0.69mi	4/1.0 (+1)	1,904 (-9%)	16mo	$140,000	$74	31

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-31,458
• Equity at exit: $31,297

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-24,294
• Equity at exit: $18,148

Cash invested: $58,772 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$109 /mo · $1,314/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $41

Break-even live

Break-even rent $1,643

Max offer price $209,900

Occupancy floor 93%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.29mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.78mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.88mi
1108 Lake Ave Rochester, NY	2.0	1.0	2574	$1,600	$0.62	44d	1	0.91mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.98mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.30mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $209,900 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: $1,314 · $109/mo
• Projected year-2 tax: $2,430 · $203/mo
• Expected delta: +$1,117/yr (+$93/mo · 85.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $20,337
• − Mortgage interest: −$11,758
• − Property taxes: −$1,314
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$6,106
• Taxable loss: −$3,144
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,249/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): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• 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

2 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-21 Listed $209,900 UNYREIS

Property tax history

-2.2%/yr

Latest (2025): $1,314 · +0.0% YoY. Source: county tax records.