18 Lakeview · Rochester, NY 14613

$110,000

4 bd · 1.5 ba · 1,652 sqft · SingleFamily public records · 10 Days on market

Built 1900 4,425 sqft lot $67/sqft · 46% below area Est $204k · 46% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

BEAUTIFULLY RESTORED COLONIAL IN THE CITY. This house has had a COMPLETE MAKE-OVER! There are lovely hard woods running through out and a new deck off the back. Plus you get over 1600 sq ft of living space, 4 bedrooms, 1 1/2 baths, a formal dining room and a very private backyard. Owner MUST SELL--DO NOT WAIT!

Key facts

• Formal dining room
• Back porch
• Fully fenced yard

Tags

• FORMAL DINING ROOM
• HARDWOOD FLOORS
• BACK PORCH
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story property; Existing/resale condition
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block and slab foundation; Built (existing)
• Exterior features: Private yard; Fully fenced yard; Blacktop driveway; Covered porch; Porch; Property near public transit; Rectangular residential lot; City street frontage; See remarks

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 7 (includes living areas and laundry) - basement present
• Flooring: Hardwood; Carpet; Laminate; Luxury vinyl; Varies by room
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Entrance foyer; Eat-in kitchen; Separate formal living room; Storm and thermal windows
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.9% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 71 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $54k; list at $110k implies a 106% 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 $110,000

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: 1.42% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $203,997
• List price: $110,000
• Delta: -46.08%
• 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
174 Alameda St	0.21mi	3/1.5 (-1)	1,658 (+0%)	3mo	$175,000	$106	82
200 Albemarle St	0.28mi	5/2.0 (+1)	1,672 (+1%)	2mo	$195,000	$117	76
135 Albemarle St	0.25mi	4/2.0	1,732 (+5%)	4mo	$205,000	$118	74
128 Bryan St	0.26mi	3/1.5 (-1)	1,740 (+5%)	3mo	$160,000	$92	71
232 Alameda St	0.23mi	3/1.5 (-1)	1,542 (-7%)	3mo	$160,000	$104	71
505 Augustine St	0.49mi	4/1.0	1,678 (+2%)	3mo	$160,000	$95	70
416 Augustine St	0.38mi	4/2.0	1,764 (+7%)	1mo	$202,000	$115	69
507 Driving Park Ave	0.48mi	3/1.5 (-1)	1,602 (-3%)	3mo	$215,000	$134	65
551 Magee Ave	0.63mi	4/1.5	1,572 (-5%)	3mo	$166,500	$106	60
541 Birr St	0.55mi	3/1.5 (-1)	1,514 (-8%)	1mo	$142,000	$94	55
1606 Saint Paul St	0.63mi	3/2.0 (-1)	1,738 (+5%)	3mo	$80,000	$46	52
460 Glenwood Ave	0.60mi	3/1.5 (-1)	1,524 (-8%)	4mo	$65,000	$43	51

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $15,005
• Equity at exit: $16,401

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $55,334
• Equity at exit: $9,511

Cash invested: $30,800 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$577
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $515

Break-even live

Break-even rent $910

Max offer price $110,000

Occupancy floor 62%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.19mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.25mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.54mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	0.56mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.60mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.63mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.66mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.81mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	1.22mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.42mi

Listing history 10 events

1. 2026-05-15
   status Pending 1038-char remark
2. 2026-05-05
   listed $110,000 Active 1038-char remark
3. 2017-01-25
   soldstatus $53,500 Closed Sale or Rented 311-char remark

   Show marketing remark (311 chars)

   BEAUTIFULLY RESTORED COLONIAL IN THE CITY. This house has had a COMPLETE MAKE-OVER! There are lovely hard woods running through out and a new deck off the back. Plus you get over 1600 sq ft of living space, 4 bedrooms, 1 1/2 baths, a formal dining room and a very private backyard. Owner MUST SELL--DO NOT WAIT!

4. 2017-01-25
   soldstatus $53,500

   Show marketing remark (311 chars)

   BEAUTIFULLY RESTORED COLONIAL IN THE CITY. This house has had a COMPLETE MAKE-OVER! There are lovely hard woods running through out and a new deck off the back. Plus you get over 1600 sq ft of living space, 4 bedrooms, 1 1/2 baths, a formal dining room and a very private backyard. Owner MUST SELL--DO NOT WAIT!

5. 2016-12-20
   status Pending Sale 311-char remark

   Show marketing remark (311 chars)

   BEAUTIFULLY RESTORED COLONIAL IN THE CITY. This house has had a COMPLETE MAKE-OVER! There are lovely hard woods running through out and a new deck off the back. Plus you get over 1600 sq ft of living space, 4 bedrooms, 1 1/2 baths, a formal dining room and a very private backyard. Owner MUST SELL--DO NOT WAIT!

6. 2016-09-14
   listed $60,000 Active 311-char remark

   Show marketing remark (311 chars)

   BEAUTIFULLY RESTORED COLONIAL IN THE CITY. This house has had a COMPLETE MAKE-OVER! There are lovely hard woods running through out and a new deck off the back. Plus you get over 1600 sq ft of living space, 4 bedrooms, 1 1/2 baths, a formal dining room and a very private backyard. Owner MUST SELL--DO NOT WAIT!

7. 2015-10-16
   price $59,900
8. 2015-09-11
   price $64,900
9. 2015-08-13
   listed $59,900
10. 1997-04-30
    soldstatus $37,000

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,506 · $125/mo
• Expected delta: +$353/yr (+$29/mo · 30.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $18,748
• − Mortgage interest: −$6,162
• − Property taxes: −$1,153
• − Insurance: −$550
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,200
• Taxable income: $4,684
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $5,062/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% 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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+197.3% since first listed

10 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-05 Listed $110,000 UNYREIS
• 2017-01-25 Sold (Public Records) $53,500 Public Records
• 2017-01-25 Sold (MLS) $53,500 UNYREIS
• 2016-12-20 Pending — UNYREIS
• 2016-09-14 Listed $60,000 UNYREIS
• 2015-10-16 Price Changed $59,900 WNYREIS
• 2015-09-11 Price Changed $64,900 WNYREIS
• 2015-08-13 Listed $59,900 UNYREIS
• 1997-04-30 Sold (Public Records) $37,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,153 · -4.8% YoY. Source: county tax records.