68 Pinnacle Rd · Rochester, NY 14620

$189,900

3 bd · 1.5 ba · 1,124 sqft · SingleFamily public records · 8 Days on market

Built 1960 6,000 sqft lot $169/sqft · 28% below area Est $264k · 28% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• 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

THIS ONE HAS IT ALL!!! - LOCATION, CONDITION, AFFORDABILITY & ONE FLOOR LIVING!!! – Walk to COBBS HILL PARK (w/ tennis courts, baseball diamonds, reservoir & gorgeous green space), THE ARMORY, SHOPS, RESTAURANTS & SERVICES while being within MINUTES driving distance to: BRIGHTON, DOWNTOWN & EXPRESSWAYS!! * * * * COMPLETELY RENOVATED * * * * this * * * * RARE FIND * * * * offers: BRIGHT, OPEN, * * * * RANCH STYLE FLOOR PLAN * * * * w/ NEW DRIVEWAY (2026), NEW FLOORING (2026) & THERMAL REPLACEMENT WINDOWS THROUGHOUT, TEAR OFF ROOF (2023), NEW FURNACE (2026), NEW H2O HEATER (2026) & MAINTENANCE FREE VINYL SIDING!! Also includes: SUN

Key facts

• Tear off roof
• New furnace
• New driveway

Tags

• NEW DRIVEWAY
• NEW FLOORING
• THERMAL REPLACEMENT WINDOWS
• TEAR OFF ROOF
• NEW FURNACE
• NEW H2O HEATER

Property features AI

Exterior

• Parking: Attached garage; Underground parking; Garage with electricity and garage door opener; 1 garage space
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Asphalt architectural shingle roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Porch; Walk-out partially finished basement; Near public transit; Irregular residential lot; City street frontage; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Great room; Living/dining room; Programmable thermostat; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $217 ($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 $181k (4.5% below list).
• Recommended offer: $181k (4.5% 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 (+1.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $74k; list at $190k implies a 155% gain — meaningful room to come down on a strong offer.

Recommended offer $181,424 (4.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.96% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $264,061
• List price: $189,900
• Delta: -28.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Field St	0.41mi	3/1.5	1,152 (+2%)	10mo	$225,000	$195	69
552 Benton St	0.44mi	2/1.0 (-1)	1,086 (-3%)	9mo	$255,000	$235	60
21 Harwood St	0.27mi	2/1.0 (-1)	1,013 (-10%)	6mo	$130,000	$128	59
131 Sylvan Rd	0.51mi	3/1.5	1,270 (+13%)	1mo	$351,000	$276	54
82 Belmont St	0.23mi	2/1.0 (-1)	1,284 (+14%)	6mo	$220,000	$171	54
167 Eastland Ave	0.67mi	2/1.5 (-1)	1,185 (+5%)	8mo	$340,000	$287	48
47 Pembroke St	0.51mi	3/1.0	1,242 (+10%)	10mo	$252,000	$203	48
24 Bloomfield Pl	0.72mi	3/2.0	1,241 (+10%)	1mo	$215,000	$173	46
383 Benton St	0.65mi	3/1.5	1,257 (+12%)	5mo	$255,000	$203	45
446 Benton St	0.58mi	2/1.0 (-1)	1,220 (+8%)	11mo	$195,000	$160	43
61 Allmeroth St	0.67mi	3/1.0	1,289 (+15%)	3mo	$244,000	$189	40
45 Bloomfield Pl	0.73mi	2/2.0 (-1)	1,207 (+7%)	12mo	$215,000	$178	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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-20,236
• Equity at exit: $28,315

10-year hold

• IRR: -3.9%
• Equity multiple: 0.76×
• Total profit: $-12,760
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$996
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $217

Break-even live

Break-even rent $1,540

Max offer price $189,900

Occupancy floor 83%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	2d	1	0.12mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	3d	1	0.14mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	2d	1	0.26mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.30mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	10d	1	0.31mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	2d	1	0.31mi
164 Laburnam Cres Rochester, NY	2.0	2.0	1328	$1,900	$1.43	43d	1	0.33mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	10d	1	0.43mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	43d	1	0.58mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	43d	1	0.69mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.69mi
108 Boardman St Rochester, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	0.70mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	43d	1	0.70mi
12 Boardman St Rochester, NY	2.0	1.0	1008	$1,600	$1.59	43d	1	0.70mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	10d	1	0.77mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	21d	1	0.77mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	43d	1	0.77mi
56 Clintwood Ct Brighton, NY	2.0	1.0	685	$1,565	$2.28	3d	1	0.78mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	3d	1	0.79mi
19-21 Cornell St Rochester, NY	2.0	1.0	900	$1,250	$1.39	23d	1	0.82mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	868	$2,506	$2.89	2d	8	0.84mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	21d	1	0.84mi
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	23d	1	0.96mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	43d	1	0.99mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	3d	1	1.01mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	19d	1	1.03mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	10d	1	1.04mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	2d	1	1.05mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	23d	1	1.06mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	21d	1	1.06mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	21d	1	1.08mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	3d	1	1.08mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	2d	15	1.10mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	23d	1	1.11mi
32 Lilac Dr Brighton, NY	2.0	1.0–1.5	800	$1,625	$2.03	21d	4	1.12mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	1.16mi
1577 Elmwood Ave Brighton, NY	2.0	1.0–1.5	650	$1,650	$2.54	19d	1	1.16mi
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	43d	1	1.16mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	3d	19	1.24mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.26mi

Listing history 3 events

1. 2026-05-14
   listed $189,900 Active 1734-char remark
2. 1999-08-13
   soldstatus $74,500
3. 1993-09-14
   soldstatus $79,000

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: +$755/yr (+$63/mo · 44.4%)

ⓘ 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: $21,771
• − Mortgage interest: −$10,637
• − Property taxes: −$1,700
• − Insurance: −$950
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,524
• Taxable loss: −$524
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $2,725/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

+140.4% since first listed

4 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-14 Listed $189,900 UNYREIS
• 1999-08-13 Sold (Public Records) $74,500 Public Records
• 1993-09-14 Sold (Public Records) $79,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,700 · -7.6% YoY. Source: county tax records.