181 Leonard Rd · Rochester, NY 14616

$169,900

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 6 Days on market

Built 1950 5,227 sqft lot $132/sqft · 14% below area Est $198k · 14% 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).

• Cash flow +14.6/30.0
• ARV discount +13.9/15.0
• 1% rule +5.6/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine vinyl sided Cape Cod with newer replacement windows, newer 30 year architectural roof, NEW MAPLE KITCHEN WITH GRANITE COUNTER TOPS, GLEAMING HARDWOOD FLOORS, and large master bedroom with plush new carpeting! Close to shopping area, this one won't last!

Key facts

• Flexible bonus space
• One car garage
• First floor living

Tags

• FIRST FLOOR LIVING
• UPDATED KITCHEN
• FLEXIBLE BONUS SPACE
• DEDICATED WORKOUT AREA
• ONE CAR GARAGE
• YARD FOR ENTERTAINING

Property features AI

Exterior

• Parking: Detached garage; Shared driveway; Total of 1 garage space
• Utilities: Electricity connected (circuit breakers); Sewer connected; Spring water source
• Home design: Two-story home; Existing/previously built
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Full basement
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Wine cooler
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Carpet; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Sliding glass doors
• Laundry & utility: Washer and dryer located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $40 ($476/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 6.6% 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.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $78k; list at $170k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1950 — 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: 1.06% ✓
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (median comp): $197,815
• List price: $169,900
• Delta: -14.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Leonard Rd	0.04mi	2/1.5	1,229 (-5%)	4mo	$207,300	$169	85
266 Brayton Rd	0.18mi	3/1.0 (+1)	1,211 (-6%)	5mo	$166,000	$137	72
92 Veness Ave	0.60mi	2/1.0	1,296 (+1%)	2mo	$185,000	$143	69
212 Leonard Rd	0.05mi	3/1.0 (+1)	1,098 (-15%)	4mo	$202,500	$184	65
1043 Britton Rd	0.08mi	3/1.0 (+1)	1,101 (-14%)	4mo	$195,000	$177	64
99 Newfield Dr	0.40mi	3/1.5 (+1)	1,199 (-7%)	4mo	$215,000	$179	60
4314 Mount Read Blvd	0.35mi	3/1.5 (+1)	1,392 (+8%)	5mo	$277,000	$199	59
65 Villewood Dr	0.66mi	3/1.0 (+1)	1,350 (+5%)	1mo	$215,000	$159	55
23 Barcrest Dr	0.51mi	3/1.5 (+1)	1,405 (+9%)	0mo	$285,000	$203	54
591 Britton Rd	0.58mi	3/1.5 (+1)	1,392 (+8%)	1mo	$225,000	$162	51
3887 Mount Read Blvd	0.63mi	3/1.5 (+1)	1,197 (-7%)	4mo	$254,000	$212	48
25 Yarkerdale Dr	0.73mi	3/2.0 (+1)	1,438 (+12%)	5mo	$284,000	$197	34

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-24,848
• Equity at exit: $25,333

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-17,752
• Equity at exit: $14,690

Cash invested: $47,572 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$891
• Tax from tax record: −$421 /mo · $5,046/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $40

Break-even live

Break-even rent $1,750

Max offer price $169,900

Occupancy floor 93%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	43d	1	0.08mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	3d	1	0.22mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	0.38mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	2d	3	0.63mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.63mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	2d	1	0.83mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	0.85mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	43d	1	0.89mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	2d	2	0.90mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	3d	1	0.98mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	2d	1	1.10mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	2d	1	1.12mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	2d	5	1.14mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	2d	1	1.21mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	43d	1	1.39mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	43d	1	1.44mi

Listing history 8 events

1. 2026-05-06
   status Pending 1627-char remark
2. 2026-04-29
   listed $169,900 Active 1627-char remark
3. 2013-10-02
   soldstatus $78,000
4. 2013-09-20
   soldstatus $77,340 263-char remark

   Show marketing remark (263 chars)

   Pristine vinyl sided Cape Cod with newer replacement windows, newer 30 year architectural roof, NEW MAPLE KITCHEN WITH GRANITE COUNTER TOPS, GLEAMING HARDWOOD FLOORS, and large master bedroom with plush new carpeting! Close to shopping area, this one won't last!

5. 2013-09-16
   historical
6. 2013-08-30
   listed $79,900 263-char remark

   Show marketing remark (263 chars)

   Pristine vinyl sided Cape Cod with newer replacement windows, newer 30 year architectural roof, NEW MAPLE KITCHEN WITH GRANITE COUNTER TOPS, GLEAMING HARDWOOD FLOORS, and large master bedroom with plush new carpeting! Close to shopping area, this one won't last!

7. 2013-04-17
   listed $79,900
8. 2013-03-01
   soldstatus $48,000

ⓘ 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: $5,046 · $421/mo
• Projected year-2 tax: $5,046 · $421/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 · 16 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: $21,600
• − Mortgage interest: −$9,517
• − Property taxes: −$5,046
• − Insurance: −$850
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,943
• Taxable loss: −$2,212
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,007/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 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): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 2%

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: ▼ -54.14%
• Current HPI: 246.1703
• 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

+254.0% since first listed

8 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $169,900 UNYREIS
• 2013-10-02 Sold (Public Records) $78,000 Public Records
• 2013-09-20 Sold (MLS) $77,340 UNYREIS
• 2013-09-16 Listing Removed — UNYREIS
• 2013-08-30 Listed $79,900 UNYREIS
• 2013-04-17 Listed $79,900 UNYREIS
• 2013-03-01 Sold (Public Records) $48,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $5,046 · +2.8% YoY. Source: county tax records.