117 N Lincoln Rd · East Rochester, NY 14445

$149,900

2 bd · 1.5 ba · 1,140 sqft · SingleFamily public records · 6 Days on market

Built 1910 5,227 sqft lot Est $219k · 32% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Colonial , hardwood floors, crown moldings, tin ceilings. Kitchen with glass block wall. 1st floor bedroom, 1st floor laundry room, space for pantry. 1st floor powder room with ceramic flooring. Vinyl windows, furnace 2011, new refrigerator. Maintenance free vinyl siding. Covered front porch. Spacious attic for storage.

Key facts

• Formal dining room
• Gumwood trim
• Eat-in kitchen

Tags

• GUMWOOD TRIM
• HARDWOOD FLOORS
• VINYL PLANK FLOORING
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• LIVING AREAS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story; Existing construction
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence; Covered porch; Porch; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms include living areas, family room and entry foyer (6 total rooms)
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Gas heating; Forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Living/dining room; Pull-down attic stairs; Has full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.8% vs local median 4.5% in East 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $82k; list at $150k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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: 1.19% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $218,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 E Linden Ave	0.25mi	2/1.5	1,117 (-2%)	11mo	$193,500	$173	76
103 Garfield St	0.40mi	3/1.0 (+1)	1,179 (+3%)	4mo	$210,000	$178	66
137 W Elm St	0.50mi	3/1.0 (+1)	1,128 (-1%)	12mo	$189,000	$168	58
323 Cedar Pl	0.51mi	2/1.0	1,084 (-5%)	12mo	$99,900	$92	57
222 East Ave	0.51mi	3/1.0 (+1)	1,116 (-2%)	11mo	$235,000	$211	56
215 Park Dr	0.60mi	3/1.5 (+1)	1,184 (+4%)	5mo	$115,000	$97	56
506 Madison St	0.51mi	3/1.0 (+1)	1,207 (+6%)	9mo	$238,000	$197	52
308 S Lincoln Rd	0.43mi	3/1.0 (+1)	1,217 (+7%)	12mo	$210,000	$173	51
116 W Elm St	0.48mi	3/1.0 (+1)	1,062 (-7%)	12mo	$218,000	$205	49
108 W Spruce St	0.63mi	3/2.0 (+1)	1,213 (+6%)	10mo	$250,000	$206	45
7 Francis Dr	0.56mi	3/1.5 (+1)	1,290 (+13%)	3mo	$310,500	$241	45
210 W Elm St	0.56mi	3/1.0 (+1)	1,302 (+14%)	9mo	$250,000	$192	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-12,495
• Equity at exit: $22,351

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,717
• Equity at exit: $12,961

Cash invested: $41,972 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$786
• Tax from tax record: −$383 /mo · $4,595/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $183

Break-even live

Break-even rent $1,559

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $268	-5% $225	+0% $183	+5% $140	+10% $98
Rent	-10% $41	-5% $112	+0% $183	+5% $254	+10% $324
Rate	-1.0pp $258	-0.5pp $221	base $183	+0.5pp $144	+1.0pp $105

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	3d	1	0.13mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	44d	1	0.23mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	24d	1	0.24mi
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	11d	1	0.37mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	19d	1	0.54mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	3d	1	0.56mi
214 E Spruce St East Rochester, NY	3.0	1.0	972	$1,750	$1.80	44d	1	0.60mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	3d	6	0.69mi
16 Terrace Villas Fairport, NY	2.0	1.5	1090	$2,075	$1.90	3d	9	1.36mi

Listing history 10 events

1. 2026-06-03
   statusdays on market $149,900 Pending 6 DOM
2. 2026-06-01
   days on market $149,900 Active 5 DOM
3. 2026-05-31
   days on market $149,900 Active 4 DOM
4. 2026-05-27
   listed $149,900 Active
5. 2019-12-27
   soldstatus $82,000 Closed Sale or Rented 327-char remark

   Show marketing remark (327 chars)

   Nice Colonial , hardwood floors, crown moldings, tin ceilings. Kitchen with glass block wall. 1st floor bedroom, 1st floor laundry room, space for pantry. 1st floor powder room with ceramic flooring. Vinyl windows, furnace 2011, new refrigerator. Maintenance free vinyl siding. Covered front porch. Spacious attic for storage.

6. 2019-12-27
   soldstatus $82,000

   Show marketing remark (327 chars)

   Nice Colonial , hardwood floors, crown moldings, tin ceilings. Kitchen with glass block wall. 1st floor bedroom, 1st floor laundry room, space for pantry. 1st floor powder room with ceramic flooring. Vinyl windows, furnace 2011, new refrigerator. Maintenance free vinyl siding. Covered front porch. Spacious attic for storage.

7. 2019-11-13
   status Under Contract- Do Not Show 327-char remark

   Show marketing remark (327 chars)

   Nice Colonial , hardwood floors, crown moldings, tin ceilings. Kitchen with glass block wall. 1st floor bedroom, 1st floor laundry room, space for pantry. 1st floor powder room with ceramic flooring. Vinyl windows, furnace 2011, new refrigerator. Maintenance free vinyl siding. Covered front porch. Spacious attic for storage.

8. 2019-11-01
   price $89,900 327-char remark

   Show marketing remark (327 chars)

   Nice Colonial , hardwood floors, crown moldings, tin ceilings. Kitchen with glass block wall. 1st floor bedroom, 1st floor laundry room, space for pantry. 1st floor powder room with ceramic flooring. Vinyl windows, furnace 2011, new refrigerator. Maintenance free vinyl siding. Covered front porch. Spacious attic for storage.

9. 2019-10-14
   listed $94,900 Active 327-char remark

   Show marketing remark (327 chars)

   Nice Colonial , hardwood floors, crown moldings, tin ceilings. Kitchen with glass block wall. 1st floor bedroom, 1st floor laundry room, space for pantry. 1st floor powder room with ceramic flooring. Vinyl windows, furnace 2011, new refrigerator. Maintenance free vinyl siding. Covered front porch. Spacious attic for storage.

10. 2005-10-28
    soldstatus $65,000

ⓘ 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: $4,595 · $383/mo
• Projected year-2 tax: $4,595 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $21,483
• − Mortgage interest: −$8,397
• − Property taxes: −$4,595
• − Insurance: −$750
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,361
• Taxable loss: −$55
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,208/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• Rent YoY: —
• 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

+130.6% since first listed

7 events — show timeline

• 2026-05-27 Listed $149,900 UNYREIS
• 2019-12-27 Sold (Public Records) $82,000 Public Records
• 2019-12-27 Sold (MLS) $82,000 UNYREIS
• 2019-11-13 Pending — UNYREIS
• 2019-11-01 Price Changed $89,900 UNYREIS
• 2019-10-14 Listed $94,900 UNYREIS
• 2005-10-28 Sold (Public Records) $65,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,595 · +1.1% YoY. Source: county tax records.