344 Mount Hope Ave · Rochester, NY 14620

$199,900

6 bd · 3.0 ba · 1,296 sqft · SingleFamily public records · 74 Days on market

Built 1908 2,790 sqft lot $154/sqft · 29% below area Est $283k · 29% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Great investment opportunity in the South Wedge neighborhood! This 6-bedroom, 3-bath home already brings in $2,460/month in rental income with potential to be $3,260/month. Prime location near universities, major employers, dining, public transportation, and Highland Hospital. Sold in as-is condition.

Key facts

• Near major employers
• Near dining
• Near universities

Tags

• RENTAL INCOME
• PRIME LOCATION
• NEAR UNIVERSITIES
• NEAR MAJOR EMPLOYERS
• NEAR DINING
• NEAR PUBLIC TRANSPORTATION

🏷️ Possibly a rental listed for sale. The $199,900 price doesn't fit this home's estimated sale value (~$283,240) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Anna Murray-Douglass Academy (math 8% / reading 12%, grade F, #2,075 of 2,108 statewide, top 99%, 757 students, 86% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 76 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,382/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 2013% 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $30k; list at $200k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $283,240
• List price: $199,900
• Delta: -29.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $4,426
• Equity at exit: $29,806

10-year hold

• IRR: 10.0%
• Equity multiple: 1.71×
• Total profit: $39,801
• 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: 76
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $645

Break-even live

Break-even rent $1,564

Max offer price $199,900

Occupancy floor 68%

Sensitivity live

Price	-10% $759	-5% $702	+0% $645	+5% $589	+10% $532
Rent	-10% $457	-5% $551	+0% $645	+5% $740	+10% $834
Rate	-1.0pp $746	-0.5pp $696	base $645	+0.5pp $594	+1.0pp $541

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: —

Listing history 30 events

1. 2026-06-21
   days on market $199,900 Active 74 DOM
2. 2026-06-18
   days on market $199,900 Active 71 DOM
3. 2026-06-17
   days on market $199,900 Active 70 DOM
4. 2026-06-16
   days on market $199,900 Active 69 DOM
5. 2026-06-15
   days on market $199,900 Active 68 DOM
6. 2026-06-13
   days on market $199,900 Active 66 DOM
7. 2026-06-13
   days on market $199,900 Active 65 DOM
8. 2026-06-10
   days on market $199,900 Active 63 DOM
9. 2026-06-09
   days on market $199,900 Active 62 DOM
10. 2026-06-09
    days on market $199,900 Active 61 DOM
11. 2026-06-07
    days on market $199,900 Active 60 DOM
12. 2026-06-05
    days on market $199,900 Active 57 DOM
13. 2026-06-03
    days on market $199,900 Active 56 DOM
14. 2026-06-03
    days on market $199,900 Active 55 DOM
15. 2026-06-01
    days on market $199,900 Active 54 DOM
16. 2026-05-31
    days on market $199,900 Active 53 DOM
17. 2026-04-08
    listed $199,900 Active 302-char remark

    Show marketing remark (302 chars)

    Great investment opportunity in the South Wedge neighborhood! This 6-bedroom, 3-bath home already brings in $2,460/month in rental income with potential to be $3,260/month. Prime location near universities, major employers, dining, public transportation, and Highland Hospital. Sold in as-is condition.

18. 2026-04-08
    historical

    Show marketing remark (302 chars)

    Great investment opportunity in the South Wedge neighborhood! This 6-bedroom, 3-bath home already brings in $2,460/month in rental income with potential to be $3,260/month. Prime location near universities, major employers, dining, public transportation, and Highland Hospital. Sold in as-is condition.

19. 2026-03-21
    listed $215,000 Active
20. 2021-08-19
    status Pending Sale
21. 2021-08-13
    historical
22. 2021-08-09
    listed $109,900 Active
23. 2020-12-29
    historical
24. 2020-12-07
    historical Continue to Show- Under Contract
25. 2020-11-16
    price $114,900
26. 2020-10-27
    listed $119,900 Active
27. 2019-01-15
    price $99,900
28. 2019-01-15
    historical
29. 2018-10-16
    listed $109,900 Active
30. 2006-10-12
    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: $1,252 · $104/mo
• Projected year-2 tax: $2,315 · $193/mo
• Expected delta: +$1,063/yr (+$89/mo · 84.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $28,578
• − Mortgage interest: −$11,198
• − Property taxes: −$1,252
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$5,815
• Taxable income: $4,741
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $6,608/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

+566.3% since first listed

14 events — show timeline

• 2026-04-08 Listing Removed — UNYREIS
• 2026-04-08 Listed $199,900 UNYREIS
• 2026-03-21 Listed $215,000 UNYREIS
• 2021-08-19 Pending — UNYREIS
• 2021-08-13 Listing Removed — UNYREIS
• 2021-08-09 Listed $109,900 UNYREIS
• 2020-12-29 Listing Removed — UNYREIS
• 2020-12-07 Contingent — UNYREIS
• 2020-11-16 Price Changed $114,900 UNYREIS
• 2020-10-27 Listed $119,900 UNYREIS
• 2019-01-15 Price Changed $99,900 UNYREIS
• 2019-01-15 Listing Removed — UNYREIS
• 2018-10-16 Listed $109,900 UNYREIS
• 2006-10-12 Sold (Public Records) $30,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,252 · +0.0% YoY. Source: county tax records.