79 Hewitt St · Rochester, NY 14612

$165,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 6 Days on market

Built 1986 7,405 sqft lot Est $190k · 13% 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 +21.2/30.0
• ARV discount +13.3/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• 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

Three bedroom colonial/ atached garage in quiet neighborhood. Freshly painted, new countertops & flooring in kitchen, all carpets professionally cleaned.

Key facts

• Close to parks
• Close to restaurants
• Private back yard

Tags

• PRIVATE BACK YARD
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 20y 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 $950; list at $165k implies a 17268% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $189,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Saint Johns Park	0.20mi	2/1.0 (-1)	1,160 (-3%)	4mo	$125,000	$108	75
89 Alpine Rd	0.34mi	3/1.0	1,132 (-6%)	0mo	$155,500	$137	72
20 Afton St	0.29mi	3/1.0	1,255 (+5%)	7mo	$53,000	$42	71
122 Clearview Rd	0.52mi	3/1.0	1,257 (+5%)	2mo	$151,000	$120	64
43 Britton Rd	0.68mi	3/2.0	1,200 (0%)	3mo	$177,500	$148	64
158 Stutson St	0.52mi	2/2.0 (-1)	1,169 (-3%)	5mo	$185,000	$158	60
259 Windsor Rd	0.51mi	3/2.5	1,124 (-6%)	3mo	$245,000	$218	59
28 Penrose St	0.44mi	4/1.5 (+1)	1,308 (+9%)	6mo	$135,000	$103	55
497 Hampton Blvd	0.65mi	3/1.0	1,296 (+8%)	7mo	$224,000	$173	49
173 Eaton Rd	0.74mi	3/1.5	1,332 (+11%)	1mo	$302,000	$227	46
126 Marwood Rd	0.69mi	4/2.0 (+1)	1,299 (+8%)	2mo	$270,000	$208	46
374 River Hts	0.69mi	2/2.0 (-1)	1,334 (+11%)	2mo	$280,000	$210	40

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,438
• Equity at exit: $24,602

10-year hold

• IRR: 7.9%
• Equity multiple: 1.66×
• Total profit: $30,523
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$865
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $240

Break-even live

Break-even rent $1,352

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $333	-5% $287	+0% $240	+5% $193	+10% $146
Rent	-10% $109	-5% $174	+0% $240	+5% $305	+10% $371
Rate	-1.0pp $323	-0.5pp $282	base $240	+0.5pp $197	+1.0pp $154

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	0.46mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	3d	1	0.47mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	0.52mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	0.54mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	3d	1	0.75mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	3d	1	0.75mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	0.82mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	0.82mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.84mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	15d	1	0.90mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.94mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	1.01mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	1.04mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	1.08mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	1.21mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	3d	5	1.34mi

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   listed $165,000 Active
3. 2009-04-29
   soldstatus $950 159-char remark

   Show marketing remark (159 chars)

   Three bedroom colonial/ atached garage in quiet neighborhood. Freshly painted, new countertops & flooring in kitchen, all carpets professionally cleaned.

4. 2009-04-15
   listed $950 159-char remark

   Show marketing remark (159 chars)

   Three bedroom colonial/ atached garage in quiet neighborhood. Freshly painted, new countertops & flooring in kitchen, all carpets professionally cleaned.

5. 2006-05-10
   soldstatus $850 129-char remark

   Show marketing remark (129 chars)

   Three bedrm. colonial w/ att. garage in quiet neighborhood. New carpets and new paint throughout. Home is in excellent condition.

6. 2006-05-01
   listed $850 129-char remark

   Show marketing remark (129 chars)

   Three bedrm. colonial w/ att. garage in quiet neighborhood. New carpets and new paint throughout. Home is in excellent condition.

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $2,198 · $183/mo
• Expected delta: +$590/yr (+$49/mo · 36.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,866
• − Mortgage interest: −$9,243
• − Property taxes: −$1,608
• − Insurance: −$825
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$4,800
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,827/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

6 events — show timeline

• 2026-04-27 Pending — UNYREIS
• 2026-04-21 Listed $165,000 UNYREIS
• 2009-04-29 Sold (MLS) $950 UNYREIS
• 2009-04-15 Listed $950 UNYREIS
• 2006-05-10 Sold (MLS) $850 UNYREIS
• 2006-05-01 Listed $850 UNYREIS

Property tax history

+1.0%/yr

Latest (2025): $1,608 · +0.0% YoY. Source: county tax records.