137 Edgemont Rd · Rochester, NY 14620

$215,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 6 Days on market

Built 1948 5,040 sqft lot $167/sqft · 32% below area Est $316k · 32% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• 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 MLS

WALK TO U OF R AND STRONG! DESIRABLE COLLEGE TOWN/CITY GATE AREA! PRIDE OF OWNERSHIP SHOWS! BEAUTIFUL HARDWOODS! ALL THREE BEDROOMS ARE GENEROUS SIZE! BONUS SPACE IN THE BASEMENT. UPDATED FURNACE WITH CENTRAL AIR PREPARED. over sized 1 CAR GARAGE AND DOUBLE WIDE DRIVEWAY IN ADDITION TO ON-STREET PARKING! BACK YARD IS FENCED AND TREED! EASY ACCESS TO CANAL PATH FOR BIKING/HIKING AND EXPRESSWAY NEW ENTRANCE/EXIT! HOME QUALIFIES FOR $9,000 BUYER INCENTIVE FOR U OF R EMPLOYEES.

Key facts

• Finished rec room
• 5,040 sq ft lot
• Garage

Tags

• OPEN CONCEPT LIVING ROOM
• FINISHED REC ROOM
• FULLY FENCED BACK YARD

Property features AI

Exterior

• Parking: Attached garage with electricity; Driveway parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story home; Existing (established) construction
• Construction: Aluminum siding; Copper plumbing; Asphalt roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Partial fenced yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: Total rooms include living spaces, laundry and recreation; bedrooms not itemized separately
• Flooring: Carpet; Ceramic tile; Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Breakfast bar; Separate/formal dining room; Separate/formal living room; Combined living/dining room; Thermal windows
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 42% of the median local income ($62k/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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $130k; list at $215k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1948 — 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: 1.01% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $316,171
• List price: $215,000
• Delta: -32.00%
• 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
114 Elmerston Rd	0.10mi	3/1.0	1,332 (+3%)	1mo	$372,000	$279	89
296 Castleman Rd	0.08mi	3/1.5	1,176 (-9%)	0mo	$360,000	$306	79
30 Raleigh St	0.52mi	3/1.0	1,304 (+1%)	1mo	$323,000	$248	73
190 Lattimore Rd	0.26mi	4/1.5 (+1)	1,350 (+5%)	1mo	$370,000	$274	72
57 Rossiter Rd	0.43mi	3/1.0	1,338 (+4%)	5mo	$235,000	$176	69
22 Southland Dr	0.31mi	3/1.5	1,188 (-8%)	6mo	$220,000	$185	66
122 E Henrietta Rd	0.52mi	3/2.0	1,231 (-4%)	1mo	$250,000	$203	64
85 Southland Dr	0.44mi	3/2.0	1,232 (-4%)	8mo	$292,000	$237	62
292 E Henrietta Rd	0.50mi	3/1.0	1,160 (-10%)	0mo	$137,000	$118	60
116 Cimarron Dr	0.37mi	3/1.0	1,115 (-13%)	1mo	$230,000	$206	59
210 Sunnyside Dr	0.62mi	3/2.0	1,098 (-15%)	1mo	$240,000	$219	42
64 Rosemount St	0.63mi	4/2.0 (+1)	1,152 (-11%)	8mo	$288,000	$250	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-17,284
• Equity at exit: $32,057

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,884
• Equity at exit: $18,589

Cash invested: $60,200 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$168 /mo · $2,022/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $337

Break-even live

Break-even rent $1,754

Max offer price $215,000

Occupancy floor 80%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	2d	1	0.10mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	2d	1	0.15mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	0.23mi
1698 Mount Hope Ave Rochester, NY	2.0	1.0	1544	$1,550	$1.00	19d	1	0.28mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	14d	1	0.60mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	2d	5	0.72mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	0.83mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	43d	1	0.93mi
249 Crittenden Way Unit 0328-3 Rochester, NY	2.0	1.0	900	$1,749	$1.94	2d	1	0.97mi
249 Crittenden Way Unit 0038-6 Rochester, NY	2.0	1.0	930	$1,769	$1.90	43d	1	0.97mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	2d	1	1.00mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	19d	1	1.05mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	1.05mi
999 E Henrietta Rd Rochester, NY	1.0–2.0	1.0–2.0	930	$1,665	$1.79	2d	1	1.17mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	43d	1	1.22mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	1.27mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	2d	1	1.33mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	1.39mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	1.39mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	1.45mi

Listing history 7 events

1. 2026-05-15
   listed $215,000 Active 985-char remark
2. 2015-07-06
   soldstatus $130,000 Closed Sale or Rented 478-char remark

   Show marketing remark (478 chars)

   WALK TO U OF R AND STRONG! DESIRABLE COLLEGE TOWN/CITY GATE AREA! PRIDE OF OWNERSHIP SHOWS! BEAUTIFUL HARDWOODS! ALL THREE BEDROOMS ARE GENEROUS SIZE! BONUS SPACE IN THE BASEMENT. UPDATED FURNACE WITH CENTRAL AIR PREPARED. over sized 1 CAR GARAGE AND DOUBLE WIDE DRIVEWAY IN ADDITION TO ON-STREET PARKING! BACK YARD IS FENCED AND TREED! EASY ACCESS TO CANAL PATH FOR BIKING/HIKING AND EXPRESSWAY NEW ENTRANCE/EXIT! HOME QUALIFIES FOR $9,000 BUYER INCENTIVE FOR U OF R EMPLOYEES.

3. 2015-06-26
   soldstatus $130,000
4. 2015-04-03
   listed $134,900 478-char remark

   Show marketing remark (478 chars)

   WALK TO U OF R AND STRONG! DESIRABLE COLLEGE TOWN/CITY GATE AREA! PRIDE OF OWNERSHIP SHOWS! BEAUTIFUL HARDWOODS! ALL THREE BEDROOMS ARE GENEROUS SIZE! BONUS SPACE IN THE BASEMENT. UPDATED FURNACE WITH CENTRAL AIR PREPARED. over sized 1 CAR GARAGE AND DOUBLE WIDE DRIVEWAY IN ADDITION TO ON-STREET PARKING! BACK YARD IS FENCED AND TREED! EASY ACCESS TO CANAL PATH FOR BIKING/HIKING AND EXPRESSWAY NEW ENTRANCE/EXIT! HOME QUALIFIES FOR $9,000 BUYER INCENTIVE FOR U OF R EMPLOYEES.

5. 2009-06-05
   soldstatus $121,000
6. 2000-05-22
   soldstatus $86,500
7. 1994-10-19
   soldstatus $82,500

ⓘ 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: $2,022 · $168/mo
• Projected year-2 tax: $2,828 · $236/mo
• Expected delta: +$806/yr (+$67/mo · 39.9%)

ⓘ 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 ≥96°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: $26,165
• − Mortgage interest: −$12,043
• − Property taxes: −$2,022
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$6,255
• Taxable income: $584
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $3,904/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

+160.6% since first listed

8 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-15 Listed $215,000 UNYREIS
• 2015-07-06 Sold (MLS) $130,000 UNYREIS
• 2015-06-26 Sold (Public Records) $130,000 Public Records
• 2015-04-03 Listed $134,900 UNYREIS
• 2009-06-05 Sold (Public Records) $121,000 Public Records
• 2000-05-22 Sold (Public Records) $86,500 Public Records
• 1994-10-19 Sold (Public Records) $82,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,022 · -3.3% YoY. Source: county tax records.