3 Cascade Rd · Rochester Institute of Technology, NY 14586

$234,900

3 bd · 1.5 ba · 1,520 sqft · SingleFamily public records · 7 Days on market

Built 1971 0.41 ac lot $155/sqft · 20% below area Est $294k · 20% 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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU WILL FALL IN LOVE AS YOU DRIVE INTO THIS LOVELY PEACEFUL TREED NEIGHBORHOOD WITH SIDEWALKS THROUGHOUT * THIS CORNER LOT IS BEAUTIFUL AND UNIQULY PRIVATE , SPACIOUS AND LARGE BACKYARD! WONDERFUL FOR LARGE GATHERINGS OR INTIMATE SETTINGS * * SELLERS JUST HAD A FULL HOME ENGINEER INSPECTION REPORT FOR ANYONE TO VIEW by Kathleen, formerly with Warren Engineers firm ~ THIS HOME IS IN WONDERFUL CONDITION THRUOUT w/ LOVELY LARGE WINDOWS, BRAND NEW ROOF, and Sellers will consider offering a $3,000 allowance to the buyers towards their choice of flooring in all 3 bedrooms and the lower level! * BIG BEAUTIFUL BRIGHT KITCHEN w/ LARGE EAT IN AREA AND LOVELY GLASS DOORS RIGHT OUT TO YOUR PRIVATE DECK AND GORGEOUS TREED BACKYARD! * Vinyl Siding * LARGE 2 1/2 car garage ( currently the walled off extra mudroom could be removed to open up the 2nd bay . This neighborhood is within walking to the elementary school with new playground ! Minutes to Martins Park and Henrietta town park ~ Spray park for kids, Fishing pond, soccer fields and more ! * Library and rec center is very close ! Lehigh Valley Bike trail is very close by! You feel like you are living in a country setting but minutes to any store , park, school or expressway!! Delayed negotiations this Tuesday, oct 7 at 3:00~ OPEN HOUSE THIS SUNDAY ! Very very easy to show!!

Key facts

• Fresh paint
• Tranquil backyard
• New flooring

Tags

• NEW FLOORING
• FRESH PAINT
• ROOF A YEAR AND A HALF OLD
• TRANQUIL BACKYARD
• GENEROUS 0.41-ACRE LOT
• COZY FIRE PIT

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-story home; Resale property; Existing construction
• Construction: Vinyl siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Corner, rectangular residential lot; City street frontage; Lot dimensions approximately 121 x 140 (0.41 acre)

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Total rooms include bedroom spaces (7 total rooms listed)
• Flooring: Luxury vinyl; Vinyl; Tile; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced air heating; Programmable thermostat
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Pantry; Programmable thermostat; Partially finished basement with sump pump
• Laundry & utility: Laundry in basement; Gas water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Cap rate 6.9% vs local median 3.8% in Rochester Institute of Technology — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 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.

Recommended offer $234,900

Questions for the listing agent

1. Built in 1971 — 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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.0

CMA / ARV

• ARV (median comp): $293,709
• List price: $234,900
• Delta: -20.02%
• 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
3 Cascade Rd	0.00mi	3/1.5	1,520 (0%)	7mo	$246,400	$162	94
34 Prairie Trl	0.13mi	3/1.5	1,540 (+1%)	7mo	$280,000	$182	86
140 Overland	0.33mi	3/1.5	1,540 (+1%)	5mo	$306,000	$199	78
93 Falcon Dr	0.19mi	3/1.0	1,568 (+3%)	9mo	$225,000	$143	77
11 Wenrich Cir	0.22mi	3/1.5	1,568 (+3%)	10mo	$305,000	$195	76
188 Overland Trl	0.25mi	3/1.5	1,568 (+3%)	9mo	$218,000	$139	75
16 Alton Way	0.38mi	3/2.0	1,564 (+3%)	1mo	$405,000	$259	74
57 Yellowstone Dr	0.29mi	4/2.0 (+1)	1,548 (+2%)	8mo	$266,000	$172	70
12 Rawhide Dr	0.06mi	3/2.5	1,698 (+12%)	10mo	$285,000	$168	65
36 Falcon Dr	0.05mi	3/1.0	1,308 (-14%)	12mo	$265,000	$203	63
36 Yellowstone Dr	0.37mi	4/2.0 (+1)	1,624 (+7%)	2mo	$355,000	$219	62
70 Alverstone Way	0.60mi	3/2.0	1,476 (-3%)	10mo	$315,000	$213	57

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-29,828
• Equity at exit: $35,024

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-14,971
• Equity at exit: $20,310

Cash invested: $65,772 (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 →

ZIP-level market 14586

• Home prices YoY: -8.5%
• Active inventory: 40
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,435 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$467 /mo · $5,605/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $127

Break-even live

Break-even rent $2,274

Max offer price $234,900

Occupancy floor 90%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Overland Trl West Henrietta, NY	3.0	2.0	1568	$2,800	$1.79	14d	1	0.24mi

Listing history 5 events

1. 2026-05-12
   listed $234,900 Active 1163-char remark
2. 2025-11-21
   soldstatus $246,400 Closed 1345-char remark

   Show marketing remark (1345 chars)

   YOU WILL FALL IN LOVE AS YOU DRIVE INTO THIS LOVELY PEACEFUL TREED NEIGHBORHOOD WITH SIDEWALKS THROUGHOUT * THIS CORNER LOT IS BEAUTIFUL AND UNIQULY PRIVATE , SPACIOUS AND LARGE BACKYARD! WONDERFUL FOR LARGE GATHERINGS OR INTIMATE SETTINGS * * SELLERS JUST HAD A FULL HOME ENGINEER INSPECTION REPORT FOR ANYONE TO VIEW by Kathleen, formerly with Warren Engineers firm ~ THIS HOME IS IN WONDERFUL CONDITION THRUOUT w/ LOVELY LARGE WINDOWS, BRAND NEW ROOF, and Sellers will consider offering a $3,000 allowance to the buyers towards their choice of flooring in all 3 bedrooms and the lower level! * BIG BEAUTIFUL BRIGHT KITCHEN w/ LARGE EAT IN AREA AND LOVELY GLASS DOORS RIGHT OUT TO YOUR PRIVATE DECK AND GORGEOUS TREED BACKYARD! * Vinyl Siding * LARGE 2 1/2 car garage ( currently the walled off extra mudroom could be removed to open up the 2nd bay . This neighborhood is within walking to the elementary school with new playground ! Minutes to Martins Park and Henrietta town park ~ Spray park for kids, Fishing pond, soccer fields and more ! * Library and rec center is very close ! Lehigh Valley Bike trail is very close by! You feel like you are living in a country setting but minutes to any store , park, school or expressway!! Delayed negotiations this Tuesday, oct 7 at 3:00~ OPEN HOUSE THIS SUNDAY ! Very very easy to show!!

3. 2025-11-20
   soldstatus $246,400
4. 2025-10-09
   status Pending 1345-char remark

   Show marketing remark (1345 chars)

   YOU WILL FALL IN LOVE AS YOU DRIVE INTO THIS LOVELY PEACEFUL TREED NEIGHBORHOOD WITH SIDEWALKS THROUGHOUT * THIS CORNER LOT IS BEAUTIFUL AND UNIQULY PRIVATE , SPACIOUS AND LARGE BACKYARD! WONDERFUL FOR LARGE GATHERINGS OR INTIMATE SETTINGS * * SELLERS JUST HAD A FULL HOME ENGINEER INSPECTION REPORT FOR ANYONE TO VIEW by Kathleen, formerly with Warren Engineers firm ~ THIS HOME IS IN WONDERFUL CONDITION THRUOUT w/ LOVELY LARGE WINDOWS, BRAND NEW ROOF, and Sellers will consider offering a $3,000 allowance to the buyers towards their choice of flooring in all 3 bedrooms and the lower level! * BIG BEAUTIFUL BRIGHT KITCHEN w/ LARGE EAT IN AREA AND LOVELY GLASS DOORS RIGHT OUT TO YOUR PRIVATE DECK AND GORGEOUS TREED BACKYARD! * Vinyl Siding * LARGE 2 1/2 car garage ( currently the walled off extra mudroom could be removed to open up the 2nd bay . This neighborhood is within walking to the elementary school with new playground ! Minutes to Martins Park and Henrietta town park ~ Spray park for kids, Fishing pond, soccer fields and more ! * Library and rec center is very close ! Lehigh Valley Bike trail is very close by! You feel like you are living in a country setting but minutes to any store , park, school or expressway!! Delayed negotiations this Tuesday, oct 7 at 3:00~ OPEN HOUSE THIS SUNDAY ! Very very easy to show!!

5. 2025-10-03
   listed $190,000 Active 1345-char remark

   Show marketing remark (1345 chars)

   YOU WILL FALL IN LOVE AS YOU DRIVE INTO THIS LOVELY PEACEFUL TREED NEIGHBORHOOD WITH SIDEWALKS THROUGHOUT * THIS CORNER LOT IS BEAUTIFUL AND UNIQULY PRIVATE , SPACIOUS AND LARGE BACKYARD! WONDERFUL FOR LARGE GATHERINGS OR INTIMATE SETTINGS * * SELLERS JUST HAD A FULL HOME ENGINEER INSPECTION REPORT FOR ANYONE TO VIEW by Kathleen, formerly with Warren Engineers firm ~ THIS HOME IS IN WONDERFUL CONDITION THRUOUT w/ LOVELY LARGE WINDOWS, BRAND NEW ROOF, and Sellers will consider offering a $3,000 allowance to the buyers towards their choice of flooring in all 3 bedrooms and the lower level! * BIG BEAUTIFUL BRIGHT KITCHEN w/ LARGE EAT IN AREA AND LOVELY GLASS DOORS RIGHT OUT TO YOUR PRIVATE DECK AND GORGEOUS TREED BACKYARD! * Vinyl Siding * LARGE 2 1/2 car garage ( currently the walled off extra mudroom could be removed to open up the 2nd bay . This neighborhood is within walking to the elementary school with new playground ! Minutes to Martins Park and Henrietta town park ~ Spray park for kids, Fishing pond, soccer fields and more ! * Library and rec center is very close ! Lehigh Valley Bike trail is very close by! You feel like you are living in a country setting but minutes to any store , park, school or expressway!! Delayed negotiations this Tuesday, oct 7 at 3:00~ OPEN HOUSE THIS SUNDAY ! Very very easy to show!!

ⓘ 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: $5,605 · $467/mo
• Projected year-2 tax: $5,605 · $467/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $29,223
• − Mortgage interest: −$13,158
• − Property taxes: −$5,605
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$6,833
• Taxable loss: −$2,224
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $2,058/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 13,291
• Household income: $124,457
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 458.0

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 (69%)
• Race & ethnicity: White 69% Asian 15% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 16% · China, India, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Chinese 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: ▼ -24.58%
• Current HPI: 265.7183
• 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

+23.6% since first listed

6 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-12 Listed $234,900 UNYREIS
• 2025-11-21 Sold (MLS) $246,400 UNYREIS
• 2025-11-20 Sold (Public Records) $246,400 Public Records
• 2025-10-09 Pending — UNYREIS
• 2025-10-03 Listed $190,000 UNYREIS

Property tax history

+4.8%/yr

Latest (2025): $5,605 · +42.0% YoY. Source: county tax records.