4 Sanford Pl · Rochester, NY 14620

$199,800

3 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 37 Days on market

Built 1914 4,127 sqft lot $172/sqft · 12% below area Est $228k · 12% under ↓ 17% since listing

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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 +19.4/30.0
• ARV discount +13.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Extremely rare ranch home in the highly desirable South Wedge neighborhood, ideally situated at the end of a quiet street—so private, you’d never know it exists. This inviting home offers a convenient open layout featuring an updated granite kitchen with beautiful cabinetry and a dining area that flows seamlessly into the living room, highlighted by gleaming hardwood floors. An expansive entryway/mudroom provides flexibility as a potential third bedroom or home office, also with hardwood floors. The home includes two generously sized bedrooms and two full bathrooms, including a private primary suite. Step outside to a charming, secluded yard and relaxing screened-in porch. Enjoy

Key facts

• Ranch home
• Dining area
• Entryway mudroom

Tags

• RANCH HOME
• SOUTH WEDGE NEIGHBORHOOD
• UPDATED GRANITE KITCHEN
• DINING AREA
• HARDWOOD FLOORS
• ENTRYWAY MUDROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electrical
• Home design: Single-story home; Existing construction; Composite siding; Rectangular residential lot; City street frontage; Entry level: main level
• Construction: Block and slab foundation; Composite siding
• Exterior features: Blacktop driveway; Shed(s) and storage

Interior

• Kitchen: Eat-in kitchen; Appliances negotiable
• Bedrooms: Two main-level bedrooms; Primary suite on main level
• Flooring: Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; French/atrium doors; Separate/formal living room; Bath in primary bedroom; Primary suite; Convertible bedroom
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $225 ($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 $187k (6.5% below list).
• Recommended offer: $187k (6.5% 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 (+1.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,855 (6.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $227,836
• List price: $199,800
• Delta: -12.31%
• 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
78 Sanford St	0.12mi	2/2.0 (-1)	1,176 (+1%)	2mo	$300,000	$255	84
84 Gregory St	0.08mi	3/2.0	1,099 (-5%)	6mo	$242,500	$221	80
69 Benton St	0.45mi	2/1.0 (-1)	1,176 (+1%)	1mo	$227,222	$193	69
38 Hamilton St	0.26mi	3/1.0	1,290 (+11%)	6mo	$210,000	$163	62
5 Sauer Pl	0.08mi	2/1.0 (-1)	993 (-14%)	4mo	$100,000	$101	62
755 Goodman St S	0.64mi	3/1.0	1,220 (+5%)	1mo	$153,500	$126	58
56 Alpine St	0.57mi	3/1.5	1,232 (+6%)	6mo	$375,000	$304	58
140 Oakland St	0.33mi	2/1.5 (-1)	1,298 (+12%)	6mo	$185,000	$143	55
185 Caroline St	0.42mi	3/1.0	1,334 (+15%)	1mo	$242,005	$181	52
24 Bloomfield Pl	0.75mi	3/2.0	1,241 (+7%)	1mo	$215,000	$173	51
291 Benton St	0.72mi	2/2.0 (-1)	1,228 (+6%)	8mo	$160,000	$130	43
273 Benton St	0.71mi	3/1.5	1,318 (+14%)	7mo	$215,000	$163	38

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-21,444
• Equity at exit: $29,791

10-year hold

• IRR: -4.0%
• Equity multiple: 0.76×
• Total profit: $-13,615
• Equity at exit: $17,275

Cash invested: $55,944 (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: 74
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $225

Break-even live

Break-even rent $1,584

Max offer price $199,800

Occupancy floor 83%

Sensitivity live

Price	-10% $338	-5% $281	+0% $225	+5% $168	+10% $112
Rent	-10% $77	-5% $151	+0% $225	+5% $298	+10% $372
Rate	-1.0pp $325	-0.5pp $275	base $225	+0.5pp $173	+1.0pp $120

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: $49,950
• Closing costs: $5,994
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 Sanford St Unit 1546304P Rochester, NY	2.0	1.0	839	$4,032	$4.81	15d	1	0.13mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	0.20mi
90 Manor Pkwy Rochester, NY	2.0	1.0	600	$1,485	$2.48	11d	3	0.21mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	0.21mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	0.44mi
495 S Clinton Ave Rochester, NY	2.0	1.0	1000	$1,400	$1.40	15d	1	0.52mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.60mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	4d	1	0.60mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	22d	1	0.61mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	0.62mi
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	24d	1	0.62mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	4d	1	0.63mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.63mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	868	$2,506	$2.89	3d	8	0.64mi
123 Griffith St Unit 6 Rochester, NY	2.0	1.0	1000	$950	$0.95	22d	1	0.67mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	44d	1	0.76mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	0.84mi
108 Boardman St Rochester, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	0.85mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	0.91mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	0.91mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.92mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	0.92mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.93mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	15d	1	0.93mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	44d	1	0.94mi
19-21 Cornell St Rochester, NY	2.0	1.0	900	$1,250	$1.39	24d	1	0.95mi
12 Boardman St Rochester, NY	2.0	1.0	1008	$1,600	$1.59	44d	1	0.96mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	0.96mi
47 Savannah St Rochester, NY	2.0	1.0–2.0	775	$2,025	$2.61	22d	6	0.99mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	0.99mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	1.02mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	11d	1	1.04mi
32 Lilac Dr Brighton, NY	2.0	1.0–1.5	800	$1,625	$2.03	22d	4	1.05mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.06mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	4d	1	1.06mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	24d	1	1.07mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	4d	1	1.07mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	1.08mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.09mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	44d	1	1.09mi

Listing history 22 events

1. 2026-06-18
   days on market $199,800 Active 37 DOM
2. 2026-06-17
   days on market $199,800 Active 36 DOM
3. 2026-06-16
   days on market $199,800 Active 35 DOM
4. 2026-06-15
   days on market $199,800 Active 34 DOM
5. 2026-06-13
   days on market $199,800 Active 32 DOM
6. 2026-06-13
   days on market $199,800 Active 31 DOM
7. 2026-06-10
   days on market $199,800 Active 29 DOM
8. 2026-06-09
   days on market $199,800 Active 28 DOM
9. 2026-06-09
   days on market $199,800 Active 27 DOM
10. 2026-06-07
    days on market $199,800 Active 26 DOM
11. 2026-06-05
    days on market $199,800 Active 23 DOM
12. 2026-06-03
    days on market $199,800 Active 22 DOM
13. 2026-06-03
    days on market $199,800 Active 21 DOM
14. 2026-06-01
    days on market $199,800 Active 20 DOM
15. 2026-05-31
    days on market $199,800 Active 19 DOM
16. 2026-05-12
    historical
17. 2026-05-12
    listed $199,800 Active 843-char remark
18. 2026-03-09
    price $199,900
19. 2026-03-05
    listed $219,800 Active
20. 2026-03-05
    historical
21. 2026-01-21
    price $219,900
22. 2025-12-18
    listed $239,900 Active

ⓘ 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: $1,446 · $120/mo
• Projected year-2 tax: $2,411 · $201/mo
• Expected delta: +$965/yr (+$80/mo · 66.8%)

ⓘ 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 ≥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: $22,423
• − Mortgage interest: −$11,192
• − Property taxes: −$1,446
• − Insurance: −$999
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$5,812
• Taxable loss: −$614
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,843/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

-16.7% since first listed

7 events — show timeline

• 2026-05-12 Listed $199,800 UNYREIS
• 2026-05-12 Listing Removed — UNYREIS
• 2026-03-09 Price Changed $199,900 UNYREIS
• 2026-03-05 Listing Removed — UNYREIS
• 2026-03-05 Listed $219,800 UNYREIS
• 2026-01-21 Price Changed $219,900 UNYREIS
• 2025-12-18 Listed $239,900 UNYREIS

Property tax history

+8.0%/yr

Latest (2025): $1,446 · -6.3% YoY. Source: county tax records.