30 Adela Cir · Rochester, NY 14624

$179,777

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 7 Days on market

Built 1956 0.33 ac lot $173/sqft · 32% below area Est $264k · 32% 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market - deal feel thru!! Wow! You'll love it! Gorgeous! Modern updated kitchen and new bath. Open floor plan, very bright! Gleaming hardwoods, new carpet, fresh paint. Replacement windows, new furnace and a/c 2017. 3rd bdrm was converted to a dining room. Could be converted back. Whole house generator. Large corner lot with large side yard on both sides. Basement looks like it was professionally waterproofed. Very nice.

Key facts

• Eat in kitchen
• One floor living
• Hardwood floors

Tags

• ONE FLOOR LIVING
• HUGE BAY WINDOW
• HARDWOOD FLOORS
• EAT IN KITCHEN
• RECENTLY UPDATED BATHROOM
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); Cable available
• Home design: Single-story home; Existing condition
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Partial fence; Shed(s) / storage; Corner, rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Bedroom on main level
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom on main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Thermal windows
• Laundry & utility: Washer and dryer in basement; Gas water heater; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $4 ($53/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 6.3% 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: schools D+, crime F, employment F.
• Gates-Chili Central School District (suburban): math 41% / reading 42% proficiency, ranked #491 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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.
• 3 sale attempts since 8y 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 $133k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,777

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.04% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 8.0

CMA / ARV

• ARV (median comp): $263,518
• List price: $179,777
• Delta: -31.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Phyllis Ln	0.13mi	3/1.0 (+1)	1,144 (+10%)	10mo	$229,900	$201	64
20 Audabon Ter	0.70mi	3/1.5 (+1)	1,090 (+5%)	7mo	$165,000	$151	47
20 Bright Oaks Dr	0.53mi	3/1.0 (+1)	1,120 (+8%)	15mo	$218,000	$195	45
80 Archer Rd	0.50mi	3/1.5 (+1)	1,108 (+6%)	17mo	$250,000	$226	45
2876 Chili Ave	0.66mi	3/1.5 (+1)	1,152 (+11%)	1mo	$251,000	$218	44
25 Bright Oaks Dr	0.47mi	3/2.0 (+1)	1,120 (+8%)	17mo	$225,000	$201	42

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-28,682
• Equity at exit: $26,805

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-23,924
• Equity at exit: $15,544

Cash invested: $50,338 (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 14624

• Active inventory: 127
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$456 /mo · $5,466/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $4

Break-even live

Break-even rent $1,865

Max offer price $179,777

Occupancy floor 95%

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: $44,944
• Closing costs: $5,393
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Mulcahy Blvd Unit 12-B Rochester, NY	2.0	2.0	1047	$1,898	$1.81	2d	1	1.02mi
456 Westside Dr Unit 6 Rochester, NY	2.0	2.0	994	$2,100	$2.11	3d	1	1.37mi

Listing history 11 events

1. 2026-05-14
   listed $179,777 Active 813-char remark
2. 2019-05-07
   soldstatus $133,000 Closed Sale or Rented 433-char remark

   Show marketing remark (433 chars)

   Back on market - deal feel thru!! Wow! You'll love it! Gorgeous! Modern updated kitchen and new bath. Open floor plan, very bright! Gleaming hardwoods, new carpet, fresh paint. Replacement windows, new furnace and a/c 2017. 3rd bdrm was converted to a dining room. Could be converted back. Whole house generator. Large corner lot with large side yard on both sides. Basement looks like it was professionally waterproofed. Very nice.

3. 2019-05-01
   soldstatus $133,000
4. 2019-04-05
   status Pending Sale 433-char remark

   Show marketing remark (433 chars)

   Back on market - deal feel thru!! Wow! You'll love it! Gorgeous! Modern updated kitchen and new bath. Open floor plan, very bright! Gleaming hardwoods, new carpet, fresh paint. Replacement windows, new furnace and a/c 2017. 3rd bdrm was converted to a dining room. Could be converted back. Whole house generator. Large corner lot with large side yard on both sides. Basement looks like it was professionally waterproofed. Very nice.

5. 2019-03-18
   price $129,900 433-char remark

   Show marketing remark (433 chars)

   Back on market - deal feel thru!! Wow! You'll love it! Gorgeous! Modern updated kitchen and new bath. Open floor plan, very bright! Gleaming hardwoods, new carpet, fresh paint. Replacement windows, new furnace and a/c 2017. 3rd bdrm was converted to a dining room. Could be converted back. Whole house generator. Large corner lot with large side yard on both sides. Basement looks like it was professionally waterproofed. Very nice.

6. 2019-03-05
   listed $134,900 Active 433-char remark

   Show marketing remark (433 chars)

   Back on market - deal feel thru!! Wow! You'll love it! Gorgeous! Modern updated kitchen and new bath. Open floor plan, very bright! Gleaming hardwoods, new carpet, fresh paint. Replacement windows, new furnace and a/c 2017. 3rd bdrm was converted to a dining room. Could be converted back. Whole house generator. Large corner lot with large side yard on both sides. Basement looks like it was professionally waterproofed. Very nice.

7. 2018-12-05
   soldstatus $80,500 Closed Sale or Rented

   Show marketing remark (552 chars)

   This cozy ranch-style home has had only 2 owners! A well cared for home with vinyl siding, updated windows, and a large corner lot with plenty of yard space on either side of the house. Furnace and central A/C were installed in 2017. Hot water heater is from 2012. Check out the whole-house generator! The house has room for an additional bedroom, which has been used as the dining room in the past. Altogether, there are 3 bedrooms. Located on a quiet street close to shopping, schools and expressways. Come take a look and discover the possibilities!

8. 2018-12-05
   soldstatus $80,500

   Show marketing remark (552 chars)

   This cozy ranch-style home has had only 2 owners! A well cared for home with vinyl siding, updated windows, and a large corner lot with plenty of yard space on either side of the house. Furnace and central A/C were installed in 2017. Hot water heater is from 2012. Check out the whole-house generator! The house has room for an additional bedroom, which has been used as the dining room in the past. Altogether, there are 3 bedrooms. Located on a quiet street close to shopping, schools and expressways. Come take a look and discover the possibilities!

9. 2018-11-02
   status Under Contract- Do Not Show

   Show marketing remark (552 chars)

   This cozy ranch-style home has had only 2 owners! A well cared for home with vinyl siding, updated windows, and a large corner lot with plenty of yard space on either side of the house. Furnace and central A/C were installed in 2017. Hot water heater is from 2012. Check out the whole-house generator! The house has room for an additional bedroom, which has been used as the dining room in the past. Altogether, there are 3 bedrooms. Located on a quiet street close to shopping, schools and expressways. Come take a look and discover the possibilities!

10. 2018-10-30
    price $89,900

    Show marketing remark (552 chars)

    This cozy ranch-style home has had only 2 owners! A well cared for home with vinyl siding, updated windows, and a large corner lot with plenty of yard space on either side of the house. Furnace and central A/C were installed in 2017. Hot water heater is from 2012. Check out the whole-house generator! The house has room for an additional bedroom, which has been used as the dining room in the past. Altogether, there are 3 bedrooms. Located on a quiet street close to shopping, schools and expressways. Come take a look and discover the possibilities!

11. 2018-10-09
    listed $92,900 Active

    Show marketing remark (552 chars)

    This cozy ranch-style home has had only 2 owners! A well cared for home with vinyl siding, updated windows, and a large corner lot with plenty of yard space on either side of the house. Furnace and central A/C were installed in 2017. Hot water heater is from 2012. Check out the whole-house generator! The house has room for an additional bedroom, which has been used as the dining room in the past. Altogether, there are 3 bedrooms. Located on a quiet street close to shopping, schools and expressways. Come take a look and discover the possibilities!

ⓘ 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: $5,466 · $456/mo
• Projected year-2 tax: $5,466 · $456/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 ≥95°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: $22,444
• − Mortgage interest: −$10,070
• − Property taxes: −$5,466
• − Insurance: −$899
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,230
• Taxable loss: −$2,812
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $728/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: Gates-Chili Central School District
• NCES district ID: 3611880
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,045
• Composite: 36.23/100
• National rank: #4719
• State rank: #491 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

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 38,626
• Household income: $87,989
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 584.0

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 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Iranian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, India
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% 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: ▼ -151.26%
• Current HPI: 267.356
• 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

+93.5% since first listed

12 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-14 Listed $179,777 UNYREIS
• 2019-05-07 Sold (MLS) $133,000 UNYREIS
• 2019-05-01 Sold (Public Records) $133,000 Public Records
• 2019-04-05 Pending — UNYREIS
• 2019-03-18 Price Changed $129,900 UNYREIS
• 2019-03-05 Listed $134,900 UNYREIS
• 2018-12-05 Sold (Public Records) $80,500 Public Records
• 2018-12-05 Sold (MLS) $80,500 UNYREIS
• 2018-11-02 Pending — UNYREIS
• 2018-10-30 Price Changed $89,900 UNYREIS
• 2018-10-09 Listed $92,900 UNYREIS

Property tax history

+7.4%/yr

Latest (2025): $5,466 · -9.3% YoY. Source: county tax records.