42 Hickory St · Rochester, NY 14620

$219,900

5 bd · 1.0 ba · 1,798 sqft · SingleFamily public records · 9 Days on market

Built 1890 6,000 sqft lot Est $245k · 10% 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 +28.0/30.0
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Welcome to 42 Hickory St, a sun-filled desirable home in the heart of the South Wedge neighborhood—just minutes from Highland & Strong Hospitals, the University of Rochester, College Town, Highland Park, and walking distance to shopping, dining and entertainment. A charming front porch leads into a spacious first floor featuring a large and inviting living room with a wood-burning stove and new hearth and mantel. The layout flows into a generous dining room, perfect for entertaining, and an ample kitchen with abundant storage, prep space, and a walk-in pantry, plus access to a rear porch, perfect for morning coffee or evening drinks. The main level also includes a full bath and

Key facts

• Front porch
• New hearth
• Rear porch

Tags

• SOUTH WEDGE NEIGHBORHOOD
• FRONT PORCH
• WOOD BURNING STOVE
• NEW HEARTH
• WALK IN PANTRY
• REAR PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).

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; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,658/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; list at $220k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1890 — 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: 1.21% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $244,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Gregory St	0.12mi	4/2.0 (-1)	1,862 (+4%)	12mo	$225,000	$121	69
215 Cypress St	0.25mi	4/1.5 (-1)	1,922 (+7%)	13mo	$347,800	$181	59
262 Linden St	0.30mi	4/1.0 (-1)	1,532 (-15%)	5mo	$175,000	$114	52
913 Goodman St S	0.73mi	4/1.0 (-1)	1,821 (+1%)	11mo	$178,000	$98	50
186 Mulberry St	0.73mi	4/2.5 (-1)	1,848 (+3%)	3mo	$480,000	$260	48
229 Rockingham St	0.70mi	4/1.5 (-1)	1,845 (+3%)	12mo	$431,000	$234	46
819 Goodman St S	0.70mi	4/1.5 (-1)	1,644 (-9%)	2mo	$220,000	$134	44
176 Crawford St	0.70mi	4/1.5 (-1)	1,662 (-8%)	9mo	$285,000	$171	40
154 Adams St	0.69mi	5/2.0	1,914 (+6%)	18mo	$140,000	$73	38
890 South Goodman St	0.74mi	4/2.0 (-1)	1,586 (-12%)	4mo	$215,000	$136	34
44 Elmhurst St	0.68mi	4/1.0 (-1)	1,977 (+10%)	17mo	$235,000	$119	33
567 Linden St	0.70mi	4/2.0 (-1)	1,962 (+9%)	14mo	$305,000	$155	31

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,344
• Equity at exit: $32,788

10-year hold

• IRR: 9.3%
• Equity multiple: 1.66×
• Total profit: $40,402
• Equity at exit: $19,013

Cash invested: $61,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $687

Break-even live

Break-even rent $1,789

Max offer price $219,900

Occupancy floor 69%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	1.32mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	11d	1	1.46mi

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-21
   listed $219,900 Active
4. 1999-11-15
   soldstatus $57,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,870 · $239/mo
• Expected delta: +$846/yr (+$70/mo · 41.8%)

ⓘ 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: $31,901
• − Mortgage interest: −$12,318
• − Property taxes: −$2,025
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$6,397
• Taxable income: $4,958
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $7,050/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

+285.8% since first listed

4 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-28 Contingent — UNYREIS
• 2026-04-21 Listed $219,900 UNYREIS
• 1999-11-15 Sold (Public Records) $57,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,025 · +0.0% YoY. Source: county tax records.