37 Highland Pkwy · Rochester, NY 14620

$259,900

4 bd · 2.0 ba · 2,250 sqft · SingleFamily public records · 8 Days on market

Built 1930 5,662 sqft lot $116/sqft · 38% below area Est $416k · 38% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on one of the most picturesque streets in Highland Park neighborhood, this charming 4 bedroom, 2 full bath home blends timeless character with thoughtful modern updates. Beautiful hardwood floors flow throughout the home, complementing the updated kitchen and baths. The inviting living room features a woodburning fireplace, built-in bookcases and leaded glass windows create the perfect gathering space while a stunning sunroom filled with natural light provides an ideal retreat for relaxing or would make a wonderful office. Gorgeous French doors open onto a private patio and beautifully secluded back yard. Entertain with ease in the formal dining room highlighted by the elegant built

Key facts

• 5,662 sq ft lot
• Built 1930
• Listed 8 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Two-story house; Existing construction
• Construction: Aluminum siding; Stone accents; Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built as existing (year built details listed as existing)
• Exterior features: Blacktop driveway; Patio; Private yard; Shed(s)/storage; See remarks

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Microwave; Oven; Refrigerator; Range hood; Exhaust fan
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating with forced-air system; Central air conditioning
• Interior features: Breakfast area; Den; Formal dining room; Entrance foyer; French/Atrium doors; Formal living room; Home office; Pantry; Natural woodwork; In-law floorplan; Main-level primary suite; Primary suite; Leaded glass windows; Storm windows; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/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 $250k (3.8% below list).
• Recommended offer: $250k (3.8% 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: Rents rising (+1.2%/yr); 74 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $2,501/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 2013% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,148 (3.8% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.96% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $416,152
• List price: $259,900
• Delta: -37.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Highland Pkwy	0.00mi	4/2.0	2,250 (0%)	0mo	$355,000	$158	100
31 Highland Pkwy	0.01mi	4/2.0	2,110 (-6%)	0mo	$463,000	$219	89
268 Rockingham St	0.14mi	4/2.0	2,268 (+1%)	10mo	$370,000	$163	84
190 Highland Pkwy	0.22mi	4/1.5	2,042 (-9%)	6mo	$285,000	$140	68
275 Caroline St	0.38mi	5/2.0 (+1)	2,396 (+6%)	1mo	$275,000	$115	66
55 Reservoir Ave	0.68mi	4/2.0	2,120 (-6%)	2mo	$520,000	$245	56
1133 Clinton Ave S	0.33mi	4/2.5	2,003 (-11%)	11mo	$320,000	$160	55
364 Mulberry St	0.27mi	4/1.5	1,941 (-14%)	10mo	$380,000	$196	54
151 Cypress St	0.71mi	5/2.0 (+1)	2,208 (-2%)	7mo	$226,000	$102	53
23 Parkwood Ave	0.56mi	4/3.0	2,406 (+7%)	11mo	$430,000	$179	50
57 Lansdale St	0.71mi	4/1.5	2,044 (-9%)	3mo	$303,000	$148	47
180 Parkwood Ave	0.69mi	4/2.5	2,424 (+8%)	11mo	$555,000	$229	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-27,314
• Equity at exit: $38,752

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-16,715
• Equity at exit: $22,471

Cash invested: $72,772 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,501 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $303

Break-even live

Break-even rent $2,118

Max offer price $259,900

Occupancy floor 83%

Sensitivity live

Price	-10% $450	-5% $376	+0% $303	+5% $229	+10% $156
Rent	-10% $105	-5% $204	+0% $303	+5% $402	+10% $500
Rate	-1.0pp $434	-0.5pp $369	base $303	+0.5pp $236	+1.0pp $167

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	0.55mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	12d	1	0.73mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	0.80mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.82mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	45d	1	0.84mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	44d	1	0.92mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.36mi

Listing history 4 events

1. 2026-05-14
   status Pending 1322-char remark
2. 2026-05-06
   listed $259,900 Active 1322-char remark
3. 2006-01-20
   soldstatus $142,500
4. 2002-05-22
   soldstatus $120,000

ⓘ 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: $2,425 · $202/mo
• Projected year-2 tax: $3,409 · $284/mo
• Expected delta: +$984/yr (+$82/mo · 40.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $30,018
• − Mortgage interest: −$14,558
• − Property taxes: −$2,425
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$7,561
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $3,785/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% 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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+195.8% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $355,000 UNYREIS
• 2026-05-14 Pending — UNYREIS
• 2026-05-06 Listed $259,900 UNYREIS
• 2006-01-20 Sold (Public Records) $142,500 Public Records
• 2002-05-22 Sold (Public Records) $120,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,425 · -5.5% YoY. Source: county tax records.