199 Haviland Park · Rochester, NY 14616

$179,900

4 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 8 Days on market

Built 1928 4,400 sqft lot Est $226k · 20% under

---

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 +21.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.8/10.0
• 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

Come fall in love with this beautifully updated home. A new front door welcomes you into an inviting entryway. Off the entryway new hardwood floors carry you through the huge open floor plan with a living room and formal dining room. The eat in kitchen will make all your cooking a breeze with new tile floors, Corian countertops, tile back splash and wonderful light wood cabinets. Upstairs you will find 2 bedrooms with new laminate flooring and a newly remodeled bathroom. You will find a 3rd bedroom in the finished attic. Brand new vinyl siding, newer vinyl windows, new block windows in the basement and new HiEff furnace. Don’t miss out on this one! Delayed negotiations until 3/14 at 12pm.

Key facts

• Formal dining room
• Spacious kitchen
• Third-floor bedroom

Tags

• WELCOMING FRONT PORCH
• SPACIOUS KITCHEN
• FORMAL DINING ROOM
• THIRD-FLOOR BEDROOM
• FRESHLY DRY-LOCKED BASEMENT
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected; High-speed internet available
• Home design: 2 stories; Vinyl siding; Existing construction
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Patio; Blacktop driveway; Fully fenced yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Appliances negotiable
• Bedrooms: Total of 7 rooms including living and specialty rooms (see room types)
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; HVAC energy-efficient feature
• Interior features: Attic; Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Window treatments; Drapes; See remarks
• Laundry & utility: Washer; Dryer; Laundry located 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 $266 ($3k/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.
• 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 39% 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1928 — 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: 1.19% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $225,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Beverly Hts	0.08mi	3/2.5 (-1)	1,536 (+12%)	3mo	$214,400	$140	63
85 Mcewen Rd	0.49mi	3/2.5 (-1)	1,400 (+2%)	1mo	$235,000	$168	63
132 Duffern Dr	0.47mi	3/1.5 (-1)	1,440 (+5%)	3mo	$160,000	$111	61
79 Pomona Dr	0.41mi	4/1.5	1,224 (-11%)	1mo	$235,000	$192	60
146 Maiden Ln	0.38mi	3/1.0 (-1)	1,184 (-14%)	1mo	$194,500	$164	54
142 Pomona Dr	0.50mi	3/1.0 (-1)	1,224 (-11%)	2mo	$236,000	$193	51
31 Wyndham Rd	0.61mi	3/2.0 (-1)	1,464 (+6%)	1mo	$255,000	$174	51
212 Almay Rd	0.42mi	3/1.0 (-1)	1,200 (-13%)	4mo	$118,000	$98	51
74 Cherry Rd	0.75mi	3/1.0 (-1)	1,456 (+6%)	2mo	$178,000	$122	49
2351 Dewey Ave	0.72mi	3/1.0 (-1)	1,292 (-6%)	3mo	$165,000	$128	49
1010 Stone Rd	0.73mi	3/2.0 (-1)	1,470 (+7%)	3mo	$210,000	$143	43
75 Everclay Dr	0.73mi	3/2.0 (-1)	1,242 (-10%)	4mo	$280,000	$225	38

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-12,044
• Equity at exit: $26,824

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $11,952
• Equity at exit: $15,554

Cash invested: $50,372 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$943
• Tax from tax record: −$413 /mo · $4,951/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $266

Break-even live

Break-even rent $1,811

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $368	-5% $317	+0% $266	+5% $215	+10% $164
Rent	-10% $97	-5% $181	+0% $266	+5% $351	+10% $436
Rate	-1.0pp $357	-0.5pp $312	base $266	+0.5pp $220	+1.0pp $172

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Chippendale Rd Rochester, NY	5.0	2.5	1620	$2,400	$1.48	3d	1	0.33mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	3d	3	0.71mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	0.82mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	44d	1	0.94mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	1.16mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	44d	1	1.29mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	4d	1	1.37mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	3d	1	1.47mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $179,900 Active 8 DOM
2. 2026-06-17
   days on market $179,900 Active 7 DOM
3. 2026-06-16
   days on market $179,900 Active 6 DOM
4. 2026-06-15
   days on market $179,900 Active 5 DOM
5. 2026-06-13
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   listed $179,900 Active 2 DOM

ⓘ 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: $4,951 · $413/mo
• Projected year-2 tax: $4,951 · $413/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 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,781
• − Mortgage interest: −$10,077
• − Property taxes: −$4,951
• − Insurance: −$900
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$5,233
• Taxable income: $495
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $3,077/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

+125.2% since first listed

12 events — show timeline

• 2026-06-11 Listed $179,900 UNYREIS
• 2023-05-01 Sold (Public Records) $155,000 Public Records
• 2023-04-28 Sold (MLS) $155,000 UNYREIS
• 2023-03-15 Pending — UNYREIS
• 2023-03-07 Listed $129,900 UNYREIS
• 2018-01-25 Listing Removed — UNYREIS
• 2018-01-09 Listed $94,900 UNYREIS
• 2013-10-31 Sold (MLS) $74,900 UNYREIS
• 2013-10-28 Sold (Public Records) $74,900 Public Records
• 2013-08-17 Listed $74,900 UNYREIS
• 2013-08-13 Listing Removed — UNYREIS
• 2013-04-08 Listed $79,900 UNYREIS

Property tax history

+4.3%/yr

Latest (2025): $4,951 · +2.1% YoY. Source: county tax records.