114 Elmerston Rd · Rochester, NY 14620

$250,000

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 7 Days on market

Built 1934 5,856 sqft lot Est $316k · 21% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• 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

SHOW STOPPER!! Original charm and character with just the right amount of updates! Stunning refinished hardwood floors, newer windows, new tear off roof in 2017, fresh paint, gumwood trim, large living room with decorative fireplace and bookshelves and arched entrance way to the dining room. The kitchen has been tastefully updated with a gas stove, built in microwave and large refrigerator! Upstairs there are 3 great sized bedrooms with hardwoods and a full bath that has been updated with period style finishes. Walk up attic has been finished to provide more room to roam. In the rear there is an entertaining sized yard and a detached 2 car garage. Convenient location very close to shopping, expressways, hospitals, U of R. .. .. This one WONT last!!!

Key facts

• Decorative fireplace
• Arched doorways
• Built-in bookshelves

Tags

• DECORATIVE ENTRY PORCH
• ORIGINAL GUMWOOD TRIM
• ARCHED DOORWAYS
• HARDWOOD FLOORS
• DECORATIVE FIREPLACE
• BUILT-IN BOOKSHELVES

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Two-story existing home; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Partial fencing; Fence; Near public transit; City street frontage; Residential lot (irregular)

Interior

• Kitchen: Microwave; Gas oven; Gas range; Pantry; Breakfast bar
• Bedrooms: Includes bedroom(s) (total rooms list includes living spaces such as den and bonus room)
• Flooring: Hardwood; Ceramic tile; Luxury vinyl; Tile; Vinyl; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Den; Entrance foyer; Separate/formal living room; Pantry; Natural woodwork; Programmable thermostat; Thermal windows
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $219k (12.6% below list).
• Recommended offer: $219k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $8k 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 7 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 $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,510 (12.6% below list)

Questions for the listing agent

1. Built in 1934 — 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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $315,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Elmerston Rd	0.00mi	3/1.0	1,332 (0%)	1mo	$372,000	$279	99
190 Lattimore Rd	0.18mi	4/1.5 (+1)	1,350 (+1%)	1mo	$370,000	$274	81
57 Rossiter Rd	0.33mi	3/1.0	1,338 (+0%)	5mo	$235,000	$176	80
30 Raleigh St	0.42mi	3/1.0	1,304 (-2%)	1mo	$323,000	$248	76
296 Castleman Rd	0.13mi	3/1.5	1,176 (-12%)	0mo	$360,000	$306	72
122 E Henrietta Rd	0.43mi	3/2.0	1,231 (-8%)	1mo	$250,000	$203	62
125 Redfern Dr	0.37mi	3/1.5	1,207 (-9%)	8mo	$279,900	$232	58
292 E Henrietta Rd	0.44mi	3/1.0	1,160 (-13%)	0mo	$137,000	$118	58
22 Southland Dr	0.40mi	3/1.5	1,188 (-11%)	6mo	$220,000	$185	56
120 Furlong Rd	0.64mi	3/2.5	1,354 (+2%)	9mo	$230,000	$170	54
85 Southland Dr	0.54mi	3/2.0	1,232 (-8%)	8mo	$292,000	$237	52
64 Rosemount St	0.54mi	4/2.0 (+1)	1,152 (-14%)	8mo	$288,000	$250	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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-34,495
• Equity at exit: $37,276

10-year hold

• IRR: -8.1%
• Equity multiple: 0.53×
• Total profit: $-32,851
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$155 /mo · $1,854/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $156

Break-even live

Break-even rent $1,987

Max offer price $250,000

Occupancy floor 88%

Sensitivity live

Price	-10% $298	-5% $227	+0% $156	+5% $86	+10% $15
Rent	-10% $-16	-5% $70	+0% $156	+5% $243	+10% $329
Rate	-1.0pp $282	-0.5pp $220	base $156	+0.5pp $92	+1.0pp $26

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	4d	1	0.09mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	4d	1	0.10mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	16d	1	0.16mi
1698 Mount Hope Ave Rochester, NY	2.0	1.0	1544	$1,550	$1.00	20d	1	0.21mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	16d	1	0.52mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	4d	5	0.63mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	25d	1	0.74mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	45d	1	0.85mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	20d	1	0.96mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	4d	1	1.00mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	4d	1	1.05mi
249 Crittenden Way Unit 0038-6 Rochester, NY	2.0	1.0	930	$1,769	$1.90	45d	1	1.05mi
249 Crittenden Way Unit 0328-3 Rochester, NY	2.0	1.0	900	$1,749	$1.94	4d	1	1.05mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	1.19mi
999 E Henrietta Rd Rochester, NY	1.0–2.0	1.0–2.0	930	$1,665	$1.79	4d	1	1.20mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	4d	1	1.25mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	16d	1	1.28mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	45d	1	1.34mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	4d	1	1.39mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	4d	1	1.44mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	4d	19	1.49mi

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-04-06
   listed $250,000 Active
3. 2019-04-29
   soldstatus $184,900 Closed Sale or Rented 760-char remark

   Show marketing remark (760 chars)

   SHOW STOPPER!! Original charm and character with just the right amount of updates! Stunning refinished hardwood floors, newer windows, new tear off roof in 2017, fresh paint, gumwood trim, large living room with decorative fireplace and bookshelves and arched entrance way to the dining room. The kitchen has been tastefully updated with a gas stove, built in microwave and large refrigerator! Upstairs there are 3 great sized bedrooms with hardwoods and a full bath that has been updated with period style finishes. Walk up attic has been finished to provide more room to roam. In the rear there is an entertaining sized yard and a detached 2 car garage. Convenient location very close to shopping, expressways, hospitals, U of R. .. .. This one WONT last!!!

4. 2019-04-29
   soldstatus $184,900

   Show marketing remark (760 chars)

   SHOW STOPPER!! Original charm and character with just the right amount of updates! Stunning refinished hardwood floors, newer windows, new tear off roof in 2017, fresh paint, gumwood trim, large living room with decorative fireplace and bookshelves and arched entrance way to the dining room. The kitchen has been tastefully updated with a gas stove, built in microwave and large refrigerator! Upstairs there are 3 great sized bedrooms with hardwoods and a full bath that has been updated with period style finishes. Walk up attic has been finished to provide more room to roam. In the rear there is an entertaining sized yard and a detached 2 car garage. Convenient location very close to shopping, expressways, hospitals, U of R. .. .. This one WONT last!!!

5. 2019-02-12
   status Under Contract- Do Not Show 760-char remark

   Show marketing remark (760 chars)

   SHOW STOPPER!! Original charm and character with just the right amount of updates! Stunning refinished hardwood floors, newer windows, new tear off roof in 2017, fresh paint, gumwood trim, large living room with decorative fireplace and bookshelves and arched entrance way to the dining room. The kitchen has been tastefully updated with a gas stove, built in microwave and large refrigerator! Upstairs there are 3 great sized bedrooms with hardwoods and a full bath that has been updated with period style finishes. Walk up attic has been finished to provide more room to roam. In the rear there is an entertaining sized yard and a detached 2 car garage. Convenient location very close to shopping, expressways, hospitals, U of R. .. .. This one WONT last!!!

6. 2019-02-08
   listed $184,900 Active 760-char remark

   Show marketing remark (760 chars)

   SHOW STOPPER!! Original charm and character with just the right amount of updates! Stunning refinished hardwood floors, newer windows, new tear off roof in 2017, fresh paint, gumwood trim, large living room with decorative fireplace and bookshelves and arched entrance way to the dining room. The kitchen has been tastefully updated with a gas stove, built in microwave and large refrigerator! Upstairs there are 3 great sized bedrooms with hardwoods and a full bath that has been updated with period style finishes. Walk up attic has been finished to provide more room to roam. In the rear there is an entertaining sized yard and a detached 2 car garage. Convenient location very close to shopping, expressways, hospitals, U of R. .. .. This one WONT last!!!

7. 1993-07-12
   soldstatus $90,500

ⓘ 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: $1,854 · $155/mo
• Projected year-2 tax: $3,040 · $253/mo
• Expected delta: +$1,185/yr (+$99/mo · 63.9%)

ⓘ 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 4/10 Moderate
• 🌡 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: $26,221
• − Mortgage interest: −$14,004
• − Property taxes: −$1,854
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$7,273
• Taxable loss: −$2,355
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $2,443/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

+176.2% since first listed

7 events — show timeline

• 2026-04-13 Pending — UNYREIS
• 2026-04-06 Listed $250,000 UNYREIS
• 2019-04-29 Sold (Public Records) $184,900 Public Records
• 2019-04-29 Sold (MLS) $184,900 UNYREIS
• 2019-02-12 Pending — UNYREIS
• 2019-02-08 Listed $184,900 UNYREIS
• 1993-07-12 Sold (Public Records) $90,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,854 · +0.0% YoY. Source: county tax records.