55 Garson Ave · Rochester, NY 14609

$174,900

4 bd · 1.5 ba · 1,555 sqft · SingleFamily public records · 3 Days on market

Built 1900 5,201 sqft lot Est $124k · 41% over

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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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exterior: Roof is 2014 Replacement windows installed around 2014 Exterior paint job was done 2015 Gutters are around 2014 Front porch facelift 2014 Interior: Bathroom tub and faucets and vanity 2015 Basement: Rebuilt furnace And hot water tank 2014

Key facts

• 5,201 sq ft lot
• Built 1900
• Listed 3 days

Property features AI

Finance

• HOA & community: - Trails/paths in the community

Exterior

• Parking: - No garage
• Utilities: - Public water connected; - Sewer connected
• Home design: - 2-story home; - Resale property
• Construction: - Composite siding
• Exterior features: - Blacktop driveway; - Near public transit; - Rectangular lot

Interior

• Kitchen: - Eat-in kitchen; - Appliances negotiable
• Bedrooms: - One main-level bedroom
• Flooring: - Hardwood; - Laminate; - Varies
• Bathrooms: - 1 full bathroom; - 1 half bathroom; - Main-level bathroom present
• Heating & cooling: - Gas forced-air heating
• Interior features: - Separate/formal dining room; - Entrance foyer; - Eat-in kitchen; - Bedroom on main level; - Full basement
• Laundry & utility: - Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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 fast (+7.9%/yr); 199 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% of the median local income ($65k/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 $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 + 7.9% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $47k; list at $175k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1900 — 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: 1.10% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $124,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
699 N Goodman St	0.27mi	4/2.0	1,548 (-0%)	3mo	$110,000	$71	82
128 5th St	0.33mi	4/1.0	1,606 (+3%)	2mo	$62,000	$39	75
188 5th St	0.41mi	4/2.0	1,576 (+1%)	3mo	$65,500	$42	74
61 Crombie St	0.53mi	5/2.0 (+1)	1,540 (-1%)	2mo	$123,000	$80	65
322 Grand Ave	0.68mi	4/2.0	1,555 (0%)	2mo	$139,200	$90	64
155 3rd St	0.34mi	4/1.0	1,392 (-10%)	2mo	$67,500	$48	63
442 Hayward Ave	0.36mi	3/2.0 (-1)	1,746 (+12%)	4mo	$189,900	$109	53
74 Copeland St	0.63mi	3/1.0 (-1)	1,482 (-5%)	4mo	$147,500	$100	53
54 Rosewood	0.66mi	4/1.5	1,366 (-12%)	3mo	$93,000	$68	47
1016 N Goodman St	0.69mi	5/2.0 (+1)	1,662 (+7%)	4mo	$85,000	$51	46
275 Parsells Ave	0.72mi	3/2.0 (-1)	1,662 (+7%)	3mo	$207,000	$125	45
102 Ellison St	0.72mi	4/1.0	1,782 (+15%)	4mo	$195,000	$109	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $10,933
• Equity at exit: $26,078

10-year hold

• IRR: 18.6%
• Equity multiple: 2.89×
• Total profit: $92,334
• Equity at exit: $15,122

Cash invested: $48,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$917
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $461

Break-even live

Break-even rent $1,346

Max offer price $174,900

Occupancy floor 71%

Sensitivity live

Price	-10% $560	-5% $511	+0% $461	+5% $412	+10% $362
Rent	-10% $309	-5% $385	+0% $461	+5% $537	+10% $614
Rate	-1.0pp $549	-0.5pp $506	base $461	+0.5pp $416	+1.0pp $370

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	0.31mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.33mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.52mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.52mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.59mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.62mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	0.70mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.76mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	1.01mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.02mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.10mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.11mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.17mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.17mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	1.23mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.34mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	1.34mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	1.38mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	1.45mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	1.47mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $174,900 Active 3 DOM
2. 2026-06-17
   days on market $174,900 Active 2 DOM
3. 2026-06-15
   remarks 128-char remark
4. 2026-06-15
   listed $174,900 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: $877 · $73/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$1,039/yr (+$87/mo · 118.4%)

ⓘ 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 1/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,155
• − Mortgage interest: −$9,797
• − Property taxes: −$877
• − Insurance: −$874
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$5,088
• Taxable income: $2,813
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $4,859/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+1131.7% since first listed

8 events — show timeline

• 2026-06-15 Listed $174,900 UNYREIS
• 2024-03-24 Rental Removed $1,600 BUILDIUM
• 2023-10-20 Listed for Rent $1,600 BUILDIUM
• 2017-12-22 Sold (MLS) $46,900 UNYREIS
• 2017-12-21 Sold (Public Records) $46,900 Public Records
• 2017-10-02 Pending — UNYREIS
• 2017-09-16 Listed $52,500 UNYREIS
• 1999-01-29 Sold (Public Records) $14,200 Public Records

Property tax history

+4.8%/yr

Latest (2025): $877 · +27.4% YoY. Source: county tax records.