302 Field St · Rochester, NY 14620

$180,000

4 bd · 1.0 ba · 1,816 sqft · SingleFamily public records · 6 Days on market

Built 1900 6,000 sqft lot Est $327k · 45% 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 +8.4/10.0
• 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

Attention Investors, Flippers, and Historic Home Lovers! Location is everything, and this property puts you right in the heart of one of the city's most vibrant areas. Just steps away from Highland Park and the iconic Cobbs Hill Park and Reservoir, famous for its 0.7-mile walking loop with breathtaking panoramic views of the Rochester skyline. Immediate access to I-490, and the neighborhood is highly walkable to the boutique shops and dining on nearby Park Avenue and Monroe Avenue. For the first time in over 40 years, a true diamond in the rough has hit the market, offering architectural character and massive upside potential. This SOLID BRICK COLONIAL Offers Over 1,800sf, Including 4 Bedr

Key facts

• Solid brick colonial
• Highland park
• Cobbs hill park

Tags

• HISTORIC HOME
• HIGHLAND PARK
• COBBS HILL PARK
• PANORAMIC VIEWS
• BUTLER'S PANTRY
• SOLID BRICK COLONIAL

Property features AI

Exterior

• Parking: Detached garage and driveway; Approximately 2.5 garage spaces
• Utilities: Public water connected; Sewer connected; Electricity connected with circuit breakers; Cable available; High-speed internet available
• Home design: 2-story house; Existing (previously built) property; Rectangular residential lot with city street frontage; Lot dimensions approximately 40 x 150
• Construction: Brick and frame construction; Copper plumbing; Architectural shingle roof; Stone foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Partial fence; Fence; Covered porch

Interior

• Kitchen: Eat-in kitchen; Walk-in pantry
• Bedrooms: Total rooms include living areas and a laundry; bedroom count not specified
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Combined living/dining room; Walk-in pantry; Natural woodwork; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,414/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 2013% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

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: 1.34% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $326,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Mulberry St	0.48mi	4/2.5	1,848 (+2%)	3mo	$480,000	$260	66
210 Henrietta St	0.26mi	3/2.0 (-1)	1,665 (-8%)	2mo	$300,000	$180	64
819 Goodman St S	0.40mi	4/1.5	1,644 (-10%)	2mo	$220,000	$134	62
57 Lansdale St	0.29mi	4/1.5	2,044 (+13%)	3mo	$303,000	$148	61
42 Wilmer St	0.62mi	4/2.5	1,879 (+4%)	4mo	$349,900	$186	56
94 Belmont St	0.62mi	4/1.5	1,663 (-8%)	0mo	$285,000	$171	55
890 South Goodman St	0.40mi	4/2.0	1,586 (-13%)	4mo	$215,000	$136	53
130 Cobb	0.52mi	3/2.0 (-1)	1,690 (-7%)	3mo	$357,100	$211	53
332 Mount Vernon Ave	0.74mi	3/1.5 (-1)	1,872 (+3%)	1mo	$343,000	$183	52
57 Willard Ave	0.53mi	3/2.0 (-1)	1,612 (-11%)	1mo	$300,000	$186	47
90 Avondale Park	0.59mi	3/2.0 (-1)	1,616 (-11%)	2mo	$245,000	$152	44
35 Woodlawn St	0.71mi	3/1.5 (-1)	1,636 (-10%)	2mo	$237,000	$145	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.23×
• Total profit: $11,774
• Equity at exit: $26,839

10-year hold

• IRR: 13.9%
• Equity multiple: 2.02×
• Total profit: $51,523
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$944
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $710

Break-even live

Break-even rent $1,515

Max offer price $180,000

Occupancy floor 66%

Sensitivity live

Price	-10% $812	-5% $761	+0% $710	+5% $659	+10% $608
Rent	-10% $519	-5% $615	+0% $710	+5% $806	+10% $901
Rate	-1.0pp $801	-0.5pp $756	base $710	+0.5pp $664	+1.0pp $616

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	44d	1	0.39mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	45d	1	0.42mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	12d	1	0.46mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	0.61mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	0.71mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	0.94mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.95mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	3d	19	0.98mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	1.02mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	1.05mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.05mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	15d	1	1.10mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.30mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.48mi

Listing history 5 events

1. 2026-06-03
   statusdays on market $180,000 Pending 6 DOM
2. 2026-06-03
   days on market $180,000 Active 5 DOM
3. 2026-06-01
   days on market $180,000 Active 4 DOM
4. 2026-05-31
   days on market $180,000 Active 3 DOM
5. 2026-05-28
   listed $180,000 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: $2,139 · $178/mo
• Projected year-2 tax: $2,590 · $216/mo
• Expected delta: +$452/yr (+$38/mo · 21.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,972
• − Mortgage interest: −$10,083
• − Property taxes: −$2,139
• − Insurance: −$900
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$5,236
• Taxable income: $5,978
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $7,087/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

1 event — show timeline

• 2026-05-28 Listed $180,000 UNYREIS

Property tax history

+4.8%/yr

Latest (2025): $2,139 · +0.0% YoY. Source: county tax records.