227 E Chestnut St · East Rochester, NY 14445

$149,900

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 8 Days on market

Built 1960 5,227 sqft lot Est $256k · 41% 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 +24.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +7.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in the Village of East Rochester! Bring your vision to 227 E Chestnut St. a fantastic opportunity to build sweat equity in a highly desirable location. Conveniently situated just minutes from local restaurants, shops, parks, schools, and expressway access, this home offers endless potential for homeowners, investors, or anyone ready to make a space their own. This charming 1,212 sq. ft. home features 3 bedrooms and 1 full bath, with flexible living space ready to be transformed to fit your needs. The spacious living and dining areas provide a great foundation for entertaining, while generously sized bedrooms offer comfortable space and ample closet storage. The one story

Key facts

• One story layout
• Full basement
• 5,227 sq ft lot

Tags

• FLEXIBLE LIVING SPACE
• ONE STORY LAYOUT
• FULL BASEMENT
• ABUNDANT STORAGE SPACE
• MANAGEABLE FULLY FENCED LOT
• LOW MAINTENANCE VINYL SIDING

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Resale property; Asphalt shingle roof
• Construction: Vinyl siding; Copper and PEX plumbing; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Shed(s)/storage

Interior

• Kitchen: Electric oven and range; Range hood; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Central air; Window AC units
• Interior features: Cedar closets; Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen-family room combo; Programmable thermostat; Full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.8% vs local median 4.5% in East Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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 $4k 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.
• Current owner paid $62k; list at $150k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
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: 1.32% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $255,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Park Dr	0.32mi	3/1.5	1,184 (-2%)	5mo	$115,000	$97	75
103 Garfield St	0.40mi	3/1.0	1,179 (-3%)	4mo	$210,000	$178	74
294 Ridgeview Dr	0.48mi	3/1.0	1,176 (-3%)	8mo	$255,000	$217	66
112 W Spruce St	0.42mi	4/2.0 (+1)	1,185 (-2%)	6mo	$250,000	$211	62
214 W Hickory St	0.62mi	3/1.5	1,283 (+6%)	1mo	$310,000	$242	59
706 Madison St	0.33mi	3/1.5	1,384 (+14%)	2mo	$328,000	$237	57
7 Francis Dr	0.64mi	3/1.5	1,290 (+6%)	3mo	$310,500	$241	55
113 W Chestnut St	0.30mi	3/1.5	1,393 (+15%)	7mo	$210,000	$151	54
206 Bluff Dr	0.50mi	3/2.0	1,352 (+12%)	2mo	$321,000	$237	52
218 W Ivy St	0.66mi	2/1.5 (-1)	1,114 (-8%)	7mo	$210,000	$189	43
149 W Ivy St	0.59mi	3/1.5	1,364 (+12%)	8mo	$253,000	$185	43
239 W Hickory St	0.68mi	3/1.0	1,357 (+12%)	9mo	$281,000	$207	41

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,508
• Equity at exit: $22,351

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $22,002
• Equity at exit: $12,961

Cash invested: $41,972 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$786
• Tax from tax record: −$405 /mo · $4,866/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $308

Break-even live

Break-even rent $1,587

Max offer price $149,900

Occupancy floor 79%

Sensitivity live

Price	-10% $393	-5% $350	+0% $308	+5% $266	+10% $223
Rent	-10% $152	-5% $230	+0% $308	+5% $386	+10% $464
Rate	-1.0pp $384	-0.5pp $346	base $308	+0.5pp $269	+1.0pp $230

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	11d	1	0.16mi
214 E Spruce St East Rochester, NY	3.0	1.0	972	$1,750	$1.80	44d	1	0.34mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	3d	1	0.38mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	3d	1	0.40mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	20d	1	0.40mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	44d	1	0.42mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	24d	1	0.43mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	4d	6	0.97mi
16 Terrace Villas Fairport, NY	2.0	1.5	1090	$2,075	$1.90	3d	9	1.14mi

Listing history 7 events

1. 2026-06-03
   statusdays on market $149,900 Pending 8 DOM
2. 2026-06-03
   days on market $149,900 Active 7 DOM
3. 2026-06-01
   days on market $149,900 Active 6 DOM
4. 2026-05-31
   days on market $149,900 Active 5 DOM
5. 2026-05-26
   listed $149,900 Active
6. 1999-08-19
   soldstatus $62,000
7. 1994-10-19
   soldstatus $73,500

ⓘ 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: $4,866 · $405/mo
• Projected year-2 tax: $4,866 · $405/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $23,727
• − Mortgage interest: −$8,397
• − Property taxes: −$4,866
• − Insurance: −$750
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$4,361
• Taxable income: $1,558
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $3,322/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• Rent YoY: —
• 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

+103.9% since first listed

3 events — show timeline

• 2026-05-26 Listed $149,900 UNYREIS
• 1999-08-19 Sold (Public Records) $62,000 Public Records
• 1994-10-19 Sold (Public Records) $73,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $4,866 · +188.6% YoY. Source: county tax records.