344 Mount Hope Ave · Rochester, NY 14620

$159,900

6 bd · 3.0 ba · 1,296 sqft · SingleFamily public records · 25 Days on market

Built 1908 Fair condition 2,790 sqft lot $123/sqft · 44% below area Est $286k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional opportunity at 344 Mount Hope Avenue! This spacious 6 bedroom, 3 bathroom single family home offers incredible flexibility for both homeowners and investors. Previously operated as a room by room rental, the property generated 3,260 per month in gross rental income, making it an excellent investment with proven cash flow. Whether you're searching for a spacious primary residence or a strong investment opportunity, this versatile single-family home offers the flexibility to fit your needs. With its generous layout and proven rental history, you can choose to continue the successful income producing model or enjoy the property as a large single family home.

Key facts

• 2,790 sq ft lot
• Built 1908
• Listed 24 days

Tags

• PROVEN RENTAL HISTORY
• EASY ACCESS TO AMENITIES

🏷️ Possibly a rental listed for sale. The $159,900 price doesn't fit this home's estimated sale value (~$285,864) 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 $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 7.7% in 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 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); 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,457/mo this rent would consume 48% of the median local household income ($62k/yr) — 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 $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 (-3.0% appreciation + 1.2% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $160k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.54% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (median comp): $285,864
• List price: $159,900
• Delta: -30.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Reynolds St	0.73mi	5/— (-1)	1,575 (+22%)	2mo	$154,777	$98	34
42 Elgin St	1.19mi	5/1.5 (-1)	1,239 (-4%)	23mo	$180,000	$145	27
291 Tremont St	0.67mi	5/2.0 (-1)	1,450 (+12%)	17mo	$115,000	$79	26
559 S Goodman St	0.86mi	5/2.0 (-1)	1,380 (+6%)	26mo	$178,000	$129	25
15 W High Ter	1.37mi	5/2.0 (-1)	1,554 (+20%)	15mo	$154,500	$99	19
1203 Plymouth Ave S	1.09mi	5/2.0 (-1)	1,515 (+17%)	22mo	$220,000	$145	13
1117 Clinton Ave S	1.00mi	5/2.0 (-1)	1,616 (+25%)	25mo	$232,500	$144	11

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: 16.3%
• Equity multiple: 1.64×
• Total profit: $28,690
• Equity at exit: $23,842

10-year hold

• IRR: 23.6%
• Equity multiple: 2.87×
• Total profit: $83,567
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 108
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,457 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $926

Break-even live

Break-even rent $1,284

Max offer price $159,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,017	-5% $971	+0% $926	+5% $881	+10% $836
Rent	-10% $732	-5% $829	+0% $926	+5% $1,023	+10% $1,120
Rate	-1.0pp $1,007	-0.5pp $967	base $926	+0.5pp $885	+1.0pp $843

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Doctor Samuel McCree Way Unit Na Rochester, NY	7.0	2.0	1784	$2,611	$1.46	16d	1	0.86mi

Property features AI

Exterior

• Parking: No garageNo driveway
• Utilities: Public water connectedSewer connected
• Home design: 2-story homeExisting construction
• Construction: Frame construction with vinyl sidingAsphalt roofBlock foundationBuilt previously (existing)
• Exterior features: Near public transitRectangular residential lotRoad frontage on city street and main thoroughfareLot dimensions approximately 30 x 93

Interior

• Kitchen: Electric cooktopMicrowaveRefrigeratorElectric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: CarpetVaries
• Bathrooms: 3 full bathrooms1 main-level bathroom
• Heating & cooling: Gas forced-air heatingWindow cooling units
• Interior features: Separate/formal dining roomSeparate/formal living roomBedroom on main levelHas basement (full and crawl space)
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-08-08
   days on market $159,900 Active 25 DOM
2. 2026-08-07
   days on market $159,900 Active 24 DOM
3. 2026-08-06
   days on market $159,900 Active 23 DOM
4. 2026-08-05
   days on market $159,900 Active 22 DOM
5. 2026-08-04
   days on market $159,900 Active 21 DOM
6. 2026-08-03
   days on market $159,900 Active 20 DOM
7. 2026-07-31
   days on market $159,900 Active 17 DOM
8. 2026-07-30
   days on market $159,900 Active 15 DOM
9. 2026-07-28
   days on market $159,900 Active 14 DOM
10. 2026-07-26
    days on market $159,900 Active 12 DOM
11. 2026-07-25
    days on market $159,900 Active 11 DOM
12. 2026-07-24
    days on market $159,900 Active 10 DOM
13. 2026-07-23
    days on market $159,900 Active 9 DOM
14. 2026-07-22
    days on market $159,900 Active 8 DOM
15. 2026-07-21
    days on market $159,900 Active 7 DOM
16. 2026-07-18
    days on market $159,900 Active 4 DOM
17. 2026-07-16
    days on market $159,900 Active 2 DOM
18. 2026-07-14
    remarks 699-char remark
19. 2026-07-14
    pricedays on marketlisting id $159,900 Active 1 DOM
20. 2026-06-28
    days on market $199,900 Active 81 DOM
21. 2026-06-28
    days on market $199,900 Active 80 DOM
22. 2026-06-27
    days on market $199,900 Active 79 DOM
23. 2026-06-25
    days on market $199,900 Active 77 DOM
24. 2026-06-23
    days on market $199,900 Active 75 DOM
25. 2026-06-21
    days on market $199,900 Active 74 DOM
26. 2026-06-18
    days on market $199,900 Active 71 DOM
27. 2026-06-17
    days on market $199,900 Active 70 DOM
28. 2026-06-16
    days on market $199,900 Active 69 DOM
29. 2026-06-15
    days on market $199,900 Active 68 DOM
30. 2026-06-13
    days on market $199,900 Active 66 DOM
31. 2026-06-13
    days on market $199,900 Active 65 DOM
32. 2026-06-10
    days on market $199,900 Active 63 DOM
33. 2026-06-09
    days on market $199,900 Active 62 DOM
34. 2026-06-09
    days on market $199,900 Active 61 DOM
35. 2026-06-07
    days on market $199,900 Active 60 DOM
36. 2026-06-05
    days on market $199,900 Active 57 DOM
37. 2026-06-03
    days on market $199,900 Active 56 DOM
38. 2026-06-03
    days on market $199,900 Active 55 DOM
39. 2026-06-01
    days on market $199,900 Active 54 DOM
40. 2026-05-31
    days on market $199,900 Active 53 DOM
41. 2026-04-08
    listed $199,900 Active 302-char remark
42. 2026-04-08
    historical
43. 2026-03-21
    listed $215,000 Active
44. 2021-08-19
    status Pending Sale
45. 2021-08-13
    historical
46. 2021-08-09
    listed $109,900 Active
47. 2020-12-29
    historical
48. 2020-12-07
    historical Continue to Show- Under Contract
49. 2020-11-16
    price $114,900
50. 2020-10-27
    listed $119,900 Active

ⓘ 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: $1,314 · $110/mo
• Projected year-2 tax: $2,008 · $167/mo
• Expected delta: +$694/yr (+$58/mo · 52.8%)

ⓘ 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 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: $29,481
• − Mortgage interest: −$8,957
• − Property taxes: −$1,314
• − Insurance: −$800
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$4,652
• Taxable income: $9,042
• Est. tax owed @ 24.0%: −$2,170
• After-tax cash flow: $8,944/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $32,400–$58,320 screening

This single-family home requires moderate repairs and maintenance, including painting the exterior and repairing the roof. These updates would significantly increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant damage or missing shingles visible
• Major Windows (windows) — Visible damage or missing windows
• Major Electrical (electrical) — Exposed wiring and potential hazards
• Major Exterior (exterior) — Significant structural damage and missing siding

Repairs flagged

• Moderate roof — Signs of wear on the roof
• Moderate exterior paint — Paint is faded and peeling
• Minor landscaping — Minimal landscaping with snow present

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and home value ↑
• Both repair roof — A new roof would significantly increase the home's value and reduce maintenance costs ↑
• Both landscaping — A well-maintained yard would enhance curb appeal and attract potential buyers ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Anna Murray-Douglass Academy F NY #2,075/2,108 Nat'l #39,071/41,679 Middle Northwest College Preparatory High School F NY #725/729 Nat'l #13,663/14,009 High School Without Walls C- NY #912/1,100 Nat'l #4,461/17,239

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

B Composite livability gradescore 76/100

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 · 759,460 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: No garageNo driveway
• Utilities: Public water connectedSewer connected
• Home design: 2-story homeExisting construction
• Construction: Frame construction with vinyl sidingAsphalt roofBlock foundationBuilt previously (existing)
• Exterior features: Near public transitRectangular residential lotRoad frontage on city street and main thoroughfareLot dimensions approximately 30 x 93

Interior

• Kitchen: Electric cooktopMicrowaveRefrigeratorElectric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: CarpetVaries
• Bathrooms: 3 full bathrooms1 main-level bathroom
• Heating & cooling: Gas forced-air heatingWindow cooling units
• Interior features: Separate/formal dining roomSeparate/formal living roomBedroom on main levelHas basement (full and crawl space)
• Laundry & utility: Electric water heater

Price history

+566.3% since first listed

15 events — show timeline

• 2026-06-28 Listing Removed — UNYREIS
• 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

+2.9%/yr

Latest (2025): $1,314 · +4.9% YoY. Source: county tax records.