918 South Goodman St · Rochester, NY 14620

$199,900

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 14 Days on market

Built 1910 3,484 sqft lot Est $253k · 21% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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 in the heart of the highly sought-after Highland Park neighborhood, this beautifully maintained 4-bedroom home blends timeless architectural details with modern updates for effortless living. From the moment you arrive, you'll be drawn to the warmth of this vibrant community, friendly neighbors, tree-lined streets, and walkable access to local favorites, public transportation, and the renowned Highland Park itself. Inside, rich hardwood floors, original wood doors, built-ins, and natural wood trim exude historic character, while modern vinyl windows offer efficiency and comfort. The updated primary bathroom adds a contemporary touch, complementing the home’s overall blend of c

Key facts

• Formal dining room
• Walkable access
• Tree lined streets

Tags

• HIGHLAND PARK NEIGHBORHOOD
• TREE LINED STREETS
• WALKABLE ACCESS
• PUBLIC TRANSPORTATION
• UPDATED PRIMARY BATHROOM
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Cable available; Public water (connected); Sewer connected
• Home design: 2 stories; Existing (previously built); Asphalt roof; Composite and wood siding; Block foundation; Residential lot, rectangular; Near public transit; City street and main thoroughfare frontage; Lot dimensions approximately 33 x 100
• Construction: Composite siding; Wood siding; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Partial fencing; Fence; Open porch; See remarks

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Pantry; Solid surface counters
• Flooring: Hardwood; Resilient flooring; Tile; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Separate/formal living room; Pantry; Walk-in pantry; Storage; Solid surface counters; Natural woodwork
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $41k; list at $200k implies a 388% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1910 — 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: 1.02% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $253,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
890 South Goodman St	0.04mi	4/2.0	1,586 (+9%)	4mo	$215,000	$136	76
461 Benton St	0.41mi	4/1.5	1,500 (+3%)	1mo	$270,000	$180	73
24 Goebel Pl	0.31mi	3/2.0 (-1)	1,430 (-2%)	3mo	$248,000	$173	71
521 Benton St	0.48mi	3/1.0 (-1)	1,440 (-1%)	1mo	$250,000	$174	70
819 Goodman St S	0.14mi	4/1.5	1,644 (+13%)	2mo	$220,000	$134	68
185 Caroline St	0.28mi	3/1.0 (-1)	1,334 (-8%)	1mo	$242,005	$181	67
262 Linden St	0.50mi	4/1.0	1,532 (+5%)	5mo	$175,000	$114	64
61 Allmeroth St	0.45mi	3/1.0 (-1)	1,289 (-12%)	3mo	$244,000	$189	52
57 Willard Ave	0.45mi	3/2.0 (-1)	1,612 (+11%)	1mo	$300,000	$186	52
24 Bloomfield Pl	0.36mi	3/2.0 (-1)	1,241 (-15%)	1mo	$215,000	$173	49
210 Henrietta St	0.52mi	3/2.0 (-1)	1,665 (+14%)	2mo	$300,000	$180	41
35 Woodlawn St	0.73mi	3/1.5 (-1)	1,636 (+12%)	2mo	$237,000	$145	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-14,440
• Equity at exit: $29,806

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $747
• Equity at exit: $17,284

Cash invested: $55,972 (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 14620

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

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $339

Break-even live

Break-even rent $1,611

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $453	-5% $396	+0% $339	+5% $283	+10% $226
Rent	-10% $178	-5% $259	+0% $339	+5% $420	+10% $501
Rate	-1.0pp $440	-0.5pp $390	base $339	+0.5pp $288	+1.0pp $235

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	22d	1	0.15mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	0.54mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	11d	1	0.55mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	0.56mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	0.59mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	3d	1	0.62mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	19d	1	0.71mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.72mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	0.76mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	11d	1	0.81mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	0.81mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	3d	19	0.84mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.11mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.21mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.32mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	1.40mi

Listing history 12 events

1. 2026-06-18
   days on market $199,900 Active 14 DOM
2. 2026-06-17
   days on market $199,900 Active 13 DOM
3. 2026-06-16
   days on market $199,900 Active 12 DOM
4. 2026-06-15
   days on market $199,900 Active 11 DOM
5. 2026-06-13
   days on market $199,900 Active 9 DOM
6. 2026-06-13
   days on market $199,900 Active 8 DOM
7. 2026-06-10
   days on market $199,900 Active 6 DOM
8. 2026-06-09
   days on market $199,900 Active 5 DOM
9. 2026-06-09
   days on market $199,900 Active 4 DOM
10. 2026-06-07
    days on market $199,900 Active 3 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    listed $199,900 Active 1 DOM

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $2,537 · $211/mo
• Expected delta: +$841/yr (+$70/mo · 49.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $24,491
• − Mortgage interest: −$11,198
• − Property taxes: −$1,696
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$5,815
• Taxable income: $865
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $3,866/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

+214.8% since first listed

10 events — show timeline

• 2026-06-04 Listed $199,900 UNYREIS
• 2026-02-26 Rental Removed $2,000 BUILDIUM
• 2026-02-14 Listed for Rent $2,000 BUILDIUM
• 2025-10-14 Listing Removed — UNYREIS
• 2025-07-10 Listed $199,000 UNYREIS
• 2025-07-09 Listing Removed — UNYREIS
• 2025-06-19 Listed $99,000 UNYREIS
• 2011-10-07 Sold (MLS) $41,000 UNYREIS
• 2011-08-07 Listed $44,900 UNYREIS
• 1994-10-31 Sold (Public Records) $63,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,696 · -4.8% YoY. Source: county tax records.