36 Hewitt St · Rochester, NY 14612

$149,900

2 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 13 Days on market

Built 1935 7,954 sqft lot Est $176k · 15% 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 +21.0/30.0
• ARV discount +14.2/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and cozy Cape 2 or 3 bedroom, formal dining, eat in fully applianced kitchen, living room, full basement, enclosed front porch, garage, great location!

Key facts

• Functional kitchen
• Screened-in porch
• Dry basement

Tags

• OPEN LIVING AND DINING AREA
• FUNCTIONAL KITCHEN
• SPACIOUS PRIMARY SUITE RETREAT
• DRY BASEMENT
• SCREENED-IN PORCH
• WELL-MAINTAINED BACKYARD

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Cable available; Public water (connected); Sewer connected; Circuit breaker electric
• Home design: Single-story; Resale property
• Construction: Aluminum siding; Wood siding; Block foundation; Copper plumbing
• Exterior features: Blacktop driveway; Porch; Screened porch

Interior

• Kitchen: Disposal; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Resilient flooring; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating; Programmable thermostat
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Bedroom on main level; Programmable thermostat; Thermal windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $212 ($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 $147k (2.1% below list).
• Recommended offer: $147k (2.1% 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 fast (+5.4%/yr); 129 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $68k; list at $150k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,723 (2.1% below list)

Questions for the listing agent

1. Built in 1935 — 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: 0.98% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $176,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Saint Johns Park	0.17mi	2/1.0	1,160 (+4%)	4mo	$125,000	$108	82
26 Hannahs Ter	0.10mi	2/1.0	1,014 (-9%)	3mo	$137,000	$135	78
89 Alpine Rd	0.37mi	3/1.0 (+1)	1,132 (+1%)	0mo	$155,500	$137	75
158 Stutson St	0.47mi	2/2.0	1,169 (+5%)	5mo	$185,000	$158	62
447 Hampton Blvd	0.61mi	3/1.0 (+1)	1,118 (+0%)	8mo	$221,000	$198	59
259 Windsor Rd	0.56mi	3/2.5 (+1)	1,124 (+1%)	3mo	$245,000	$218	59
20 Afton St	0.28mi	3/1.0 (+1)	1,255 (+12%)	7mo	$53,000	$42	56
74 Clearview Rd	0.63mi	2/1.0	1,040 (-7%)	10mo	$170,000	$163	51
238 Belmont Rd	0.55mi	3/1.0 (+1)	1,200 (+8%)	8mo	$230,000	$192	50
122 Clearview Rd	0.59mi	3/1.0 (+1)	1,257 (+13%)	2mo	$151,000	$120	44
43 Britton Rd	0.73mi	3/2.0 (+1)	1,200 (+8%)	3mo	$177,500	$148	42
3666 Lake Ave	0.56mi	3/1.0 (+1)	950 (-15%)	10mo	$186,000	$196	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,267
• Equity at exit: $22,351

10-year hold

• IRR: 7.5%
• Equity multiple: 1.63×
• Total profit: $26,320
• 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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$786
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $212

Break-even live

Break-even rent $1,199

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $296	-5% $254	+0% $212	+5% $169	+10% $127
Rent	-10% $96	-5% $154	+0% $212	+5% $270	+10% $327
Rate	-1.0pp $287	-0.5pp $250	base $212	+0.5pp $173	+1.0pp $133

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Valley St Apt 4 Rochester, NY	1.0	1.0	700	$995	$1.42	4d	1	0.29mi
3704 Lake Ave Rochester, NY	1.0	1.0	750	$1,200	$1.60	24d	1	0.54mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	0.56mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	3d	1	0.57mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	0.64mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	0.65mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	3d	1	0.67mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	3d	1	0.68mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	0.94mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	0.94mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.97mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	1.06mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	1.13mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	1.16mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	1.20mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	1.33mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	3d	5	1.41mi

Listing history 14 events

1. 2026-06-13
   status $149,900 Pending 13 DOM
2. 2026-06-10
   days on market $149,900 Active Under Contract 13 DOM
3. 2026-06-09
   days on market $149,900 Active Under Contract 12 DOM
4. 2026-06-09
   days on market $149,900 Active Under Contract 11 DOM
5. 2026-06-07
   days on market $149,900 Active Under Contract 10 DOM
6. 2026-06-05
   statusdays on market $149,900 Active Under Contract 7 DOM
7. 2026-06-03
   days on market $149,900 Active 6 DOM
8. 2026-06-03
   days on market $149,900 Active 5 DOM
9. 2026-06-01
   days on market $149,900 Active 4 DOM
10. 2026-05-31
    days on market $149,900 Active 3 DOM
11. 2026-05-28
    listed $149,900 Active
12. 2010-05-04
    soldstatus $68,000
13. 2010-05-03
    soldstatus $68,000 156-char remark

    Show marketing remark (156 chars)

    Cute and cozy Cape 2 or 3 bedroom, formal dining, eat in fully applianced kitchen, living room, full basement, enclosed front porch, garage, great location!

14. 2010-03-09
    listed $65,500 156-char remark

    Show marketing remark (156 chars)

    Cute and cozy Cape 2 or 3 bedroom, formal dining, eat in fully applianced kitchen, living room, full basement, enclosed front porch, garage, great location!

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,861 · $155/mo
• Expected delta: +$673/yr (+$56/mo · 56.6%)

ⓘ 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 · 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: $17,607
• − Mortgage interest: −$8,397
• − Property taxes: −$1,188
• − Insurance: −$750
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,361
• Taxable income: $95
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,516/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): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

+128.9% since first listed

4 events — show timeline

• 2026-05-28 Listed $149,900 UNYREIS
• 2010-05-04 Sold (Public Records) $68,000 Public Records
• 2010-05-03 Sold (MLS) $68,000 UNYREIS
• 2010-03-09 Listed $65,500 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $1,188 · +0.0% YoY. Source: county tax records.