227 Westfield St · Rochester, NY 14619

$139,900

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 16 Days on market

Built 1946 4,800 sqft lot Est $151k · 8% 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 +25.3/30.0
• ARV discount +10.9/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

?? Charming Colonial in a Pride-of-Ownership Neighborhood! Welcome home to this delightful Colonial nestled on a beautiful neighborhood street, where pride of ownership shines throughout. From the moment you arrive, you'll be captivated by the inviting enclosed front porch—the perfect spot to enjoy your morning coffee, unwind with a good book, or greet neighbors passing by. Inside, you'll find timeless charm and comfortable living spaces, including a spacious living room, formal dining room ideal for entertaining, and a bright kitchen ready for your personal touches and favorite recipes. Upstairs features two generously sized bedrooms offering plenty of space for relaxation, work-f

Key facts

• Private backyard
• Full basement
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• PRIVATE BACKYARD
• FULL BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electric
• Home design: 2-story house; Existing construction
• Construction: Aluminum siding; Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Living room listed among room types
• Flooring: Ceramic tile; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Galley kitchen; Full basement
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

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: 48 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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

• It's been on market 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.08% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $151,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Westfield St	0.05mi	3/1.0 (+1)	1,074 (0%)	8mo	$130,000	$121	86
99 Westfield St	0.18mi	3/1.0 (+1)	1,100 (+2%)	8mo	$165,900	$151	76
294 Penhurst St	0.04mi	3/1.0 (+1)	1,152 (+7%)	7mo	$125,000	$109	75
64 Flanders St	0.64mi	3/1.0 (+1)	1,075 (+0%)	5mo	$149,000	$139	61
107 Enterprise St	0.53mi	3/1.5 (+1)	1,152 (+7%)	4mo	$90,000	$78	52
768 Arnett Blvd	0.45mi	3/1.0 (+1)	1,176 (+10%)	9mo	$180,000	$153	51
715 Genesee Park Blvd	0.48mi	3/1.0 (+1)	1,232 (+15%)	1mo	$146,000	$119	48
770 Genesee Park Blvd	0.41mi	3/1.5 (+1)	1,220 (+14%)	6mo	$220,000	$180	46
81 Hinchey Rd	0.69mi	3/1.0 (+1)	1,156 (+8%)	8mo	$170,000	$147	43
431 Post Ave	0.58mi	3/1.5 (+1)	1,227 (+14%)	1mo	$195,000	$159	41
20 Sheldon Ter	0.63mi	3/1.5 (+1)	1,200 (+12%)	5mo	$139,900	$117	40
79 Dunbar St	0.57mi	3/1.5 (+1)	1,215 (+13%)	7mo	$171,000	$141	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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,494
• Equity at exit: $20,860

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $23,720
• Equity at exit: $12,096

Cash invested: $39,172 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$734
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $317

Break-even live

Break-even rent $1,112

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $396	-5% $357	+0% $317	+5% $278	+10% $238
Rent	-10% $198	-5% $257	+0% $317	+5% $377	+10% $437
Rate	-1.0pp $388	-0.5pp $353	base $317	+0.5pp $281	+1.0pp $244

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	0.50mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.54mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.55mi
504 Brooks Ave Rochester, NY	1.0	1.0	700	$1,150	$1.64	21d	1	0.67mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.70mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.71mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.71mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	0.75mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	15d	1	1.03mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	1.05mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.13mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	1.24mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.40mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.45mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	1.47mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $139,900 Active 16 DOM
2. 2026-06-17
   days on market $139,900 Active 15 DOM
3. 2026-06-16
   days on market $139,900 Active 14 DOM
4. 2026-06-15
   days on market $139,900 Active 13 DOM
5. 2026-06-13
   days on market $139,900 Active 11 DOM
6. 2026-06-13
   days on market $139,900 Active 10 DOM
7. 2026-06-10
   days on market $139,900 Active 8 DOM
8. 2026-06-09
   days on market $139,900 Active 7 DOM
9. 2026-06-09
   days on market $139,900 Active 6 DOM
10. 2026-06-07
    days on market $139,900 Active 5 DOM
11. 2026-06-05
    days on market $139,900 Active 2 DOM
12. 2026-06-03
    remarks 693-char remark
13. 2026-06-03
    listed $139,900 Active 1 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: $1,043 · $87/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$661/yr (+$55/mo · 63.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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: $18,168
• − Mortgage interest: −$7,837
• − Property taxes: −$1,043
• − Insurance: −$700
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,070
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,420/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

• 2026-06-03 Listed $139,900 UNYREIS

Property tax history

+1.3%/yr

Latest (2025): $1,043 · +0.0% YoY. Source: county tax records.