25 Whittier Park · Rochester, NY 14621

$185,000

4 bd · 1.0 ba · 1,493 sqft · SingleFamily public records · 7 Days on market

Built 1915 6,622 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Rent growth +4.7/5.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 25 Whittier Park, a charming home nestled on a dead end in the heart of Rochester’s vibrant 14621 neighborhood! This beautifully maintained property boasts 4 spacious bedrooms, 1 modern bathroom, and a generous living area perfect for family gatherings and entertaining guests. The open-concept kitchen features updated appliances and plenty of counter space, ideal for home chefs. There is blown in insulation on the stairs land walls leading up to the attic. Step outside to the private backyard, perfect summer barbecues. Conveniently located near parks, shopping, and dining, this home offers both comfort and convenience. Don’t miss out on the opportunity to make this your new home. See it today and experience the charm of 25 Whittier Park for yourself!

Key facts

• Updated kitchen
• Full walkup attic
• Fully fenced yard

Tags

• UPDATED KITCHEN
• TONS OF CABINET SPACE
• PLENTY OF COUNTER ROOM
• AIR PURIFICATION SYSTEM
• FULL WALKUP ATTIC
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/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 $176k (5.1% below list).
• Recommended offer: $176k (5.1% 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 fast (+8.9%/yr); 114 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $1,755/mo this rent would consume 60% of the median local household income ($35k/yr) (locally 2756% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,530 (5.1% below list)

Questions for the listing agent

1. Built in 1915 — 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: 0.95% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $117,947
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Whittier Park	0.00mi	4/1.0	1,493 (0%)	0mo	$197,000	$132	100
24 Nye Park	0.17mi	3/1.0 (-1)	1,488 (-0%)	6mo	$124,900	$84	81
63 Carthage St	0.19mi	4/1.0	1,413 (-5%)	2mo	$90,000	$64	81
1358 N Clinton Ave	0.41mi	4/2.0	1,567 (+5%)	2mo	$12,000	$8	67
89 Nye Park	0.14mi	4/1.5	1,716 (+15%)	3mo	$135,000	$79	64
2 Bloomingdale St	0.65mi	3/1.0 (-1)	1,399 (-6%)	1mo	$45,000	$32	54
45 W Ridge Rd	0.54mi	3/1.5 (-1)	1,384 (-7%)	5mo	$210,000	$152	52
2 Oscar St	0.47mi	3/1.0 (-1)	1,303 (-13%)	1mo	$65,000	$50	51
272 Avenue A Ave	0.68mi	5/1.0 (+1)	1,576 (+6%)	6mo	$85,000	$54	50
232 Avenue A	0.67mi	4/2.0	1,634 (+9%)	6mo	$130,000	$80	44
285 Avenue B	0.63mi	3/1.0 (-1)	1,292 (-14%)	1mo	$50,000	$39	42
232 Townsend St	0.74mi	3/1.0 (-1)	1,326 (-11%)	6mo	$176,000	$133	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,003
• Equity at exit: $27,584

10-year hold

• IRR: 12.5%
• Equity multiple: 2.20×
• Total profit: $62,176
• Equity at exit: $15,995

Cash invested: $51,800 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$970
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $279

Break-even live

Break-even rent $1,402

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	0.60mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.61mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.68mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.69mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	0.71mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	0.75mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	1.00mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.01mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.13mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.37mi

Listing history 10 events

1. 2026-04-07
   status Pending
2. 2026-03-31
   listed $185,000 Active
3. 2024-11-04
   soldstatus $175,300 Closed 784-char remark

   Show marketing remark (784 chars)

   Welcome to 25 Whittier Park, a charming home nestled on a dead end in the heart of Rochester’s vibrant 14621 neighborhood! This beautifully maintained property boasts 4 spacious bedrooms, 1 modern bathroom, and a generous living area perfect for family gatherings and entertaining guests. The open-concept kitchen features updated appliances and plenty of counter space, ideal for home chefs. There is blown in insulation on the stairs land walls leading up to the attic. Step outside to the private backyard, perfect summer barbecues. Conveniently located near parks, shopping, and dining, this home offers both comfort and convenience. Don’t miss out on the opportunity to make this your new home. See it today and experience the charm of 25 Whittier Park for yourself!

4. 2024-08-18
   status Pending 784-char remark

   Show marketing remark (784 chars)

   Welcome to 25 Whittier Park, a charming home nestled on a dead end in the heart of Rochester’s vibrant 14621 neighborhood! This beautifully maintained property boasts 4 spacious bedrooms, 1 modern bathroom, and a generous living area perfect for family gatherings and entertaining guests. The open-concept kitchen features updated appliances and plenty of counter space, ideal for home chefs. There is blown in insulation on the stairs land walls leading up to the attic. Step outside to the private backyard, perfect summer barbecues. Conveniently located near parks, shopping, and dining, this home offers both comfort and convenience. Don’t miss out on the opportunity to make this your new home. See it today and experience the charm of 25 Whittier Park for yourself!

5. 2024-07-19
   listed $159,900 Active 784-char remark

   Show marketing remark (784 chars)

   Welcome to 25 Whittier Park, a charming home nestled on a dead end in the heart of Rochester’s vibrant 14621 neighborhood! This beautifully maintained property boasts 4 spacious bedrooms, 1 modern bathroom, and a generous living area perfect for family gatherings and entertaining guests. The open-concept kitchen features updated appliances and plenty of counter space, ideal for home chefs. There is blown in insulation on the stairs land walls leading up to the attic. Step outside to the private backyard, perfect summer barbecues. Conveniently located near parks, shopping, and dining, this home offers both comfort and convenience. Don’t miss out on the opportunity to make this your new home. See it today and experience the charm of 25 Whittier Park for yourself!

6. 2023-12-27
   status Pending 1241-char remark

   Show marketing remark (1241 chars)

   Buy this House NOW! Owner or investor * * 25 Whittier Park - Your Dream Home Awaits! * * Why rent when you can OWN this charming haven? * * Key Features: * * * * Potential Awaits: * * With a little TLC, transform this house into your perfect home on this quiet dead end street! * * Inviting Entrance: * * Step into a warm and welcoming atmosphere through the enclosed front porch. * * Spacious Foyer: * * A grand entrance to greet you and your guests with style and grace. * * Kitchen Delight: * * An inviting eat-in kitchen with a cozy breakfast room. All appliances are yours to keep! * * Large Living Spaces: * * Enjoy formal dining and living rooms designed for comfort and entertaining. * * Room for All: * * Spacious bedrooms and living areas provide ample space for all needs. * * Convenience of a 2-Car Garage: * * Attached for easy access and secure parking. Large Side lot for all entertaining needs. and walk up attic!! Great storage!! Make this house YOUR forever home! Schedule a viewing today. Don't miss out on this incredible opportunity! Large Side Lot that goes almost to the neighbors driveway. . Delayed offers. . All offers due October 3, 2023 at 1:00 pm. please give 24 hours to review.

7. 2023-11-15
   soldstatus $70,000
8. 2023-11-09
   soldstatus $70,000 Closed 1241-char remark

   Show marketing remark (1241 chars)

   Buy this House NOW! Owner or investor * * 25 Whittier Park - Your Dream Home Awaits! * * Why rent when you can OWN this charming haven? * * Key Features: * * * * Potential Awaits: * * With a little TLC, transform this house into your perfect home on this quiet dead end street! * * Inviting Entrance: * * Step into a warm and welcoming atmosphere through the enclosed front porch. * * Spacious Foyer: * * A grand entrance to greet you and your guests with style and grace. * * Kitchen Delight: * * An inviting eat-in kitchen with a cozy breakfast room. All appliances are yours to keep! * * Large Living Spaces: * * Enjoy formal dining and living rooms designed for comfort and entertaining. * * Room for All: * * Spacious bedrooms and living areas provide ample space for all needs. * * Convenience of a 2-Car Garage: * * Attached for easy access and secure parking. Large Side lot for all entertaining needs. and walk up attic!! Great storage!! Make this house YOUR forever home! Schedule a viewing today. Don't miss out on this incredible opportunity! Large Side Lot that goes almost to the neighbors driveway. . Delayed offers. . All offers due October 3, 2023 at 1:00 pm. please give 24 hours to review.

9. 2023-10-05
   status Under Contract- Do Not Show 1241-char remark

   Show marketing remark (1241 chars)

   Buy this House NOW! Owner or investor * * 25 Whittier Park - Your Dream Home Awaits! * * Why rent when you can OWN this charming haven? * * Key Features: * * * * Potential Awaits: * * With a little TLC, transform this house into your perfect home on this quiet dead end street! * * Inviting Entrance: * * Step into a warm and welcoming atmosphere through the enclosed front porch. * * Spacious Foyer: * * A grand entrance to greet you and your guests with style and grace. * * Kitchen Delight: * * An inviting eat-in kitchen with a cozy breakfast room. All appliances are yours to keep! * * Large Living Spaces: * * Enjoy formal dining and living rooms designed for comfort and entertaining. * * Room for All: * * Spacious bedrooms and living areas provide ample space for all needs. * * Convenience of a 2-Car Garage: * * Attached for easy access and secure parking. Large Side lot for all entertaining needs. and walk up attic!! Great storage!! Make this house YOUR forever home! Schedule a viewing today. Don't miss out on this incredible opportunity! Large Side Lot that goes almost to the neighbors driveway. . Delayed offers. . All offers due October 3, 2023 at 1:00 pm. please give 24 hours to review.

10. 2023-09-28
    listed $72,500 Active 1241-char remark

    Show marketing remark (1241 chars)

    Buy this House NOW! Owner or investor * * 25 Whittier Park - Your Dream Home Awaits! * * Why rent when you can OWN this charming haven? * * Key Features: * * * * Potential Awaits: * * With a little TLC, transform this house into your perfect home on this quiet dead end street! * * Inviting Entrance: * * Step into a warm and welcoming atmosphere through the enclosed front porch. * * Spacious Foyer: * * A grand entrance to greet you and your guests with style and grace. * * Kitchen Delight: * * An inviting eat-in kitchen with a cozy breakfast room. All appliances are yours to keep! * * Large Living Spaces: * * Enjoy formal dining and living rooms designed for comfort and entertaining. * * Room for All: * * Spacious bedrooms and living areas provide ample space for all needs. * * Convenience of a 2-Car Garage: * * Attached for easy access and secure parking. Large Side lot for all entertaining needs. and walk up attic!! Great storage!! Make this house YOUR forever home! Schedule a viewing today. Don't miss out on this incredible opportunity! Large Side Lot that goes almost to the neighbors driveway. . Delayed offers. . All offers due October 3, 2023 at 1:00 pm. please give 24 hours to review.

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,925 · $160/mo
• Expected delta: +$1,201/yr (+$100/mo · 165.9%)

ⓘ 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 ≥95°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: $21,064
• − Mortgage interest: −$10,363
• − Property taxes: −$724
• − Insurance: −$925
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,382
• Taxable income: $300
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,277/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+155.2% since first listed

10 events — show timeline

• 2026-04-07 Pending — UNYREIS
• 2026-03-31 Listed $185,000 UNYREIS
• 2024-11-04 Sold (MLS) $175,300 UNYREIS
• 2024-08-18 Pending — UNYREIS
• 2024-07-19 Listed $159,900 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-11-15 Sold (Public Records) $70,000 Public Records
• 2023-11-09 Sold (MLS) $70,000 UNYREIS
• 2023-10-05 Pending — UNYREIS
• 2023-09-28 Listed $72,500 UNYREIS

Property tax history

+1.5%/yr

Latest (2025): $724 · +0.0% YoY. Source: county tax records.