1283 Plymouth Ave S · Rochester, NY 14611

$162,900

3 bd · 1.0 ba · 1,621 sqft · SingleFamily public records · 6 Days on market

Built 1920 5,663 sqft lot Est $199k · 18% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Definitely a catch! Wholly refinished and turn-key home with 2 full baths, 3 spacious upstairs bedrooms and a fourth bedroom on the first floor. Shining hardwood floors, elegant wood detailing and craftsmanship refreshed and true to the original character of the house. Large, open layout on the lower level gives this 1600+ sq foot property space to entertain, relax, and adapt to a variety of living needs. Rich, dark wood accents add warmth and contrast throughout, while abundant natural sunlight floods the home, creating a bright, inviting atmosphere. Enjoy a fully fenced yard offering the perfect balance of space and ease, plus direct access across the street to the scenic Genesee Riverway

Key facts

• 5,663 sq ft lot
• Built 1920
• Listed 6 days

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Aluminum siding and brick exterior
• Construction: Block foundation; Existing (built previously)
• Exterior features: Blacktop driveway; Enclosed porch; Front porch; Fully fenced yard; Rectangular lot; Near public transit; Main thoroughfare frontage; Lot dimensions approximately 64 x 97

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Gas heating; Baseboard heating; Has heating
• Interior features: Attic; Eat-in kitchen; Accessible bedroom; Bedroom on main level; Has full basement
• Laundry & utility: Utilities connected

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).

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 fast (+6.4%/yr); 78 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,789/mo this rent would consume 68% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 (-2.9% appreciation + 6.4% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $120k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,900

Questions for the listing agent

1. Built in 1920 — 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: 1.10% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $199,383
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1283 Plymouth Ave S	0.00mi	4/2.0 (+1)	1,621 (0%)	1mo	$200,000	$123	90
153 Barton St	0.15mi	3/2.0	1,525 (-6%)	2mo	$255,000	$167	78
117 Millbank St	0.44mi	4/2.0 (+1)	1,639 (+1%)	1mo	$173,000	$106	68
53 Congress Ave	0.47mi	4/2.0 (+1)	1,625 (+0%)	2mo	$205,000	$126	67
92 Sawyer St	0.22mi	3/1.5	1,388 (-14%)	2mo	$166,000	$120	62
15 Brookscrest Way	0.57mi	3/2.5	1,562 (-4%)	1mo	$329,900	$211	61
790 Genesee St	0.23mi	4/2.0 (+1)	1,389 (-14%)	2mo	$145,000	$104	55
71 Aberdeen St	0.51mi	4/1.5 (+1)	1,740 (+7%)	2mo	$245,000	$141	55
392 Frost Ave	0.72mi	4/1.0 (+1)	1,569 (-3%)	2mo	$75,000	$48	55
91 Columbia Ave	0.70mi	3/1.5	1,518 (-6%)	0mo	$145,000	$96	55
295 Terrace Park	0.73mi	3/2.0	1,685 (+4%)	2mo	$185,000	$110	54
84 Ellicott St	0.54mi	3/3.5	1,504 (-7%)	1mo	$223,000	$148	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,601
• Equity at exit: $24,787

10-year hold

• IRR: 14.8%
• Equity multiple: 2.38×
• Total profit: $63,139
• Equity at exit: $14,942

Cash invested: $45,612 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$854
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $381

Break-even live

Break-even rent $1,306

Max offer price $162,900

Occupancy floor 74%

Sensitivity live

Price	-10% $474	-5% $427	+0% $381	+5% $335	+10% $289
Rent	-10% $240	-5% $311	+0% $381	+5% $452	+10% $523
Rate	-1.0pp $463	-0.5pp $423	base $381	+0.5pp $339	+1.0pp $296

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.06mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.46mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.55mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.58mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.59mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.62mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.77mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.78mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.78mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.79mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	0.80mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.80mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	0.85mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	0.85mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.91mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	0.94mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	3d	5	0.95mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.98mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	0.98mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	20d	1	0.98mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.01mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	1.12mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.21mi
1698 Mount Hope Ave Rochester, NY	2.0	1.0	1544	$1,550	$1.00	20d	1	1.28mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.28mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.30mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	3d	1	1.31mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	1.33mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	3d	1	1.38mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.42mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	1.44mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.49mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.49mi

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-04-07
   listed $162,900 Active
3. 2025-12-01
   historical
4. 2025-10-31
   price $189,900
5. 2025-09-24
   listed $195,000 Active
6. 2020-02-14
   soldstatus $120,000
7. 2010-05-28
   soldstatus $30,000

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $2,036 · $170/mo
• Expected delta: +$717/yr (+$60/mo · 54.3%)

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,470
• − Mortgage interest: −$9,125
• − Property taxes: −$1,320
• − Insurance: −$814
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,739
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $4,087/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+443.0% since first listed

7 events — show timeline

• 2026-04-13 Pending — UNYREIS
• 2026-04-07 Listed $162,900 UNYREIS
• 2025-12-01 Listing Removed — UNYREIS
• 2025-10-31 Price Changed $189,900 UNYREIS
• 2025-09-24 Listed $195,000 UNYREIS
• 2020-02-14 Sold (Public Records) $120,000 Public Records
• 2010-05-28 Sold (Public Records) $30,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,320 · +0.0% YoY. Source: county tax records.