182 Elmtree Rd · Rochester, NY 14612

$199,000

4 bd · 2.5 ba · 2,068 sqft · Townhouse public records · 5 Days on market

Built 1930 5,625 sqft lot Est $256k · 22% 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 +29.3/30.0
• 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 MLS

NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

Key facts

• 2 garage spots
• Built 1930
• Listed 5 days

Property features AI

Finance

• Financial info: Owner pays trash collection and water; Operating expenses include insurance, structural maintenance, and water/sewer; Two rental units (both currently leased) with rents: $1,400 and $950

Exterior

• Parking: 2-car garage; Paved parking
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical
• Home design: Two-story building; Residential 2-unit zoning; Resale property
• Construction: Asphalt shingle roof; Aluminum and vinyl siding; Copper plumbing; Block foundation; Existing (previously built) structure
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater (listed under equipment)
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Thermal windows; Full basement
• Laundry & utility: Common area laundry

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$256,432) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $105k; list at $199k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1930 — 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: 10.49%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $256,432
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3482-3484 Lake Ave	0.08mi	4/2.0	1,844 (-11%)	3mo	$287,000	$156	74
120-122 Afton St	0.42mi	4/2.0	2,172 (+5%)	6mo	$235,500	$108	65
3600-3602 Lake Ave	0.12mi	4/2.0	1,872 (-10%)	16mo	$200,000	$107	64
60 West Pkwy	0.57mi	4/2.0	2,016 (-2%)	12mo	$325,000	$161	57
130 Afton St	0.41mi	4/2.0	1,848 (-11%)	8mo	$230,000	$124	54

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $18,088
• Equity at exit: $29,672

10-year hold

• IRR: 19.2%
• Equity multiple: 2.77×
• Total profit: $98,557
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,457 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $697

Break-even live

Break-even rent $1,575

Max offer price $199,000

Occupancy floor 67%

Sensitivity live

Price	-10% $809	-5% $753	+0% $697	+5% $641	+10% $584
Rent	-10% $503	-5% $600	+0% $697	+5% $794	+10% $891
Rate	-1.0pp $797	-0.5pp $747	base $697	+0.5pp $645	+1.0pp $593

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Chippendale Rd Rochester, NY	5.0	2.5	1620	$2,400	$1.48	4d	1	0.84mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	45d	1	1.11mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	45d	1	1.12mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	4d	1	1.28mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	4d	1	1.37mi

Listing history 12 events

1. 2026-05-21
   listed $199,000 Active
2. 2025-07-01
   soldstatus $105,000
3. 2015-12-23
   soldstatus $81,135 Closed Sale or Rented 565-char remark

   Show marketing remark (565 chars)

   NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

4. 2015-12-23
   soldstatus $81,135

   Show marketing remark (565 chars)

   NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

5. 2015-09-28
   status Pending Sale 565-char remark

   Show marketing remark (565 chars)

   NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

6. 2015-07-29
   price $94,900 565-char remark

   Show marketing remark (565 chars)

   NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

7. 2015-06-30
   price $99,000 565-char remark

   Show marketing remark (565 chars)

   NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

8. 2015-06-25
   status Active 565-char remark

   Show marketing remark (565 chars)

   NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

9. 2015-06-19
   historical Continue to Show- Under Contract 565-char remark

   Show marketing remark (565 chars)

   NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

10. 2015-05-13
    listed $109,900 Active 565-char remark

    Show marketing remark (565 chars)

    NEW PRICE! Terrific two family home in a quiet neighborhood. Spacious first floor unit perfect for owner occupy or investor, featuring large rooms, loads of charm and hardwoods throughout. 1st floor has updated kitchen, living room with fireplace, formal dining room and access to full basement / laundry. Let the rent from the upstairs apartment help pay your mortgage in this property. Nice private yard and 2-car garage. Both apartments are month to month. Separate entrances, utilities and all appliances included. Home is being sold As-Is. A great opportunity!

11. 2014-10-13
    historical
12. 2014-03-27
    listed $109,000

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $2,387 · $199/mo
• Expected delta: +$976/yr (+$81/mo · 69.1%)

ⓘ 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 2/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,483
• − Mortgage interest: −$11,147
• − Property taxes: −$1,412
• − Insurance: −$995
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$5,789
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $7,060/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

+82.6% since first listed

12 events — show timeline

• 2026-05-21 Listed $199,000 UNYREIS
• 2025-07-01 Sold (Public Records) $105,000 Public Records
• 2015-12-23 Sold (Public Records) $81,135 Public Records
• 2015-12-23 Sold (MLS) $81,135 UNYREIS
• 2015-09-28 Pending — UNYREIS
• 2015-07-29 Price Changed $94,900 UNYREIS
• 2015-06-30 Price Changed $99,000 UNYREIS
• 2015-06-25 Relisted — UNYREIS
• 2015-06-19 Contingent — UNYREIS
• 2015-05-13 Listed $109,900 UNYREIS
• 2014-10-13 Listing Removed — UNYREIS
• 2014-03-27 Listed $109,000 UNYREIS

Property tax history

-2.8%/yr

Latest (2025): $1,412 · +0.0% YoY. Source: county tax records.