116 Lemoyn Ave · Rochester, NY 14612

$129,900

3 bd · 1.5 ba · 912 sqft · SingleFamily public records · 9 Days on market

Built 1957 9,240 sqft lot Est $192k · 32% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Welcome to 116 Lemoyn Ave! This 3-bedroom, 1-bath ranch offers 912 sq ft of opportunity and potential. Being sold AS-IS, this home is perfect for investors, flippers, or buyers looking to add their own personal touches and updates. Features include a functional layout, single-level living, and great potential to make it your own with cosmetic improvements, paint, and updating. Conveniently located close to shopping, schools, and expressways. Don’t miss this value-packed opportunity! Delayed negotiations until Sunday 05/24/2026. All offers due by 7:00 PM.

Key facts

• Single-level living
• Functional layout
• 9,240 sq ft lot

Tags

• SINGLE-LEVEL LIVING
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity available and connected; High-speed internet available; Sewer connected; Spring water source
• Home design: Single-story home; Existing (built prior to current listing)
• Construction: Vinyl siding; Attic/crawl hatchway(s) insulated; Block foundation; Architectural shingle roof
• Exterior features: Blacktop driveway; Rectangular residential lot; 66 x 140

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood flooring; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: No stairs (accessible); Eat-in kitchen
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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; 14 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 $898 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $69k; list at $130k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1957 — 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: 1.23% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $192,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Windsor Rd	0.29mi	3/1.0	912 (0%)	2mo	$207,000	$227	83
26 Hannahs Ter	0.25mi	2/1.0 (-1)	1,014 (+11%)	3mo	$137,000	$135	60
3666 Lake Ave	0.49mi	3/1.0	950 (+4%)	10mo	$186,000	$196	60
369 N Lemoyn Ave	0.34mi	2/1.0 (-1)	960 (+5%)	14mo	$121,000	$126	57
341 Armstrong Rd	0.56mi	3/1.0	940 (+3%)	14mo	$230,000	$245	55
136 Ripplewood Dr	0.61mi	3/1.0	972 (+7%)	4mo	$205,136	$211	55
63 Chesterfield Dr	0.72mi	2/1.0 (-1)	900 (-1%)	6mo	$165,000	$183	52
39 Marwood Rd	0.52mi	2/1.0 (-1)	858 (-6%)	10mo	$182,000	$212	50
171 Lake Breeze Rd	0.43mi	2/1.0 (-1)	806 (-12%)	7mo	$194,900	$242	48
74 Clearview Rd	0.39mi	2/1.0 (-1)	1,040 (+14%)	10mo	$170,000	$163	44
128 Morrow Dr	0.55mi	2/1.0 (-1)	1,020 (+12%)	13mo	$241,000	$236	37
21 Upton Pl	0.57mi	2/1.5 (-1)	1,044 (+14%)	10mo	$160,000	$153	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: 7.5%
• Equity multiple: 1.30×
• Total profit: $10,976
• Equity at exit: $19,369

10-year hold

• IRR: 18.7%
• Equity multiple: 2.72×
• Total profit: $62,540
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$681
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $442

Break-even live

Break-even rent $1,042

Max offer price $129,900

Occupancy floor 67%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	0.33mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	0.35mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	0.45mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	0.64mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	21d	1	0.64mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.70mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.79mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	3d	1	0.82mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.83mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	14d	1	0.91mi
188 Stonewood Ave Rochester, NY	1.0–2.0	1.0	675	$1,325	$1.96	12d	12	0.93mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	1.05mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	3d	5	1.17mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	3d	1	1.33mi

Listing history 2 events

1. 2026-05-18
   listed $129,900 Active
2. 2008-02-25
   soldstatus $69,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$570/yr (+$48/mo · 54.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 6 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: $19,216
• − Mortgage interest: −$7,276
• − Property taxes: −$1,055
• − Insurance: −$650
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$3,779
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $4,490/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

+88.3% since first listed

2 events — show timeline

• 2026-05-18 Listed $129,900 UNYREIS
• 2008-02-25 Sold (Public Records) $69,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,055 · +0.0% YoY. Source: county tax records.