231 Hampton Blvd · Rochester, NY 14612

$150,000

3 bd · 2.5 ba · 1,548 sqft · SingleFamily public records · 7 Days on market

Built 1905 0.30 ac lot Est $260k · 42% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Hidden Gem! A Complete Renovation throughout, including Huge Eat-In Kitchen w/ tile floor, Lg Cathedral Ceiling Living Rm is 20x20 w/ Skylights, Oversized Bath w/ new tile. One of the Largest Lots on the Street w/ 3 Car Garage! This home is part of 100% Money Back Guarantee Program. 1st Open House is Sunday Jan 17 1-2!

Key facts

• Oak cabinetry
• Eat-in kitchen
• Skylights

Tags

• ENCLOSED FRONT SUNROOM
• CATHEDRAL GREAT ROOM
• SKYLIGHTS
• WOOD BEAM
• EAT-IN KITCHEN
• OAK CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: Rents rising fast (+5.4%/yr); 130 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1905 — 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: 1.24% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $260,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Hampton Blvd	0.00mi	2/2.5 (-1)	1,548 (0%)	0mo	$260,000	$168	95
522 Latta Rd	0.48mi	2/2.0 (-1)	1,515 (-2%)	4mo	$250,000	$165	64
43 Armstrong Rd	0.38mi	3/2.0	1,720 (+11%)	9mo	$156,000	$91	54
95 Ripplewood Dr	0.49mi	4/2.0 (+1)	1,400 (-10%)	2mo	$290,000	$207	52
966 Latta Rd	0.64mi	3/1.5	1,440 (-7%)	5mo	$260,000	$181	51
43 Sandalwood Dr	0.63mi	4/2.0 (+1)	1,432 (-8%)	1mo	$253,000	$177	50
311 Chesterfield Dr	0.52mi	4/2.0 (+1)	1,710 (+10%)	7mo	$250,000	$146	46
182 Chesterfield Dr	0.70mi	3/1.0	1,415 (-9%)	5mo	$200,000	$141	42
1060 Latta Rd	0.74mi	4/1.5 (+1)	1,632 (+5%)	7mo	$267,500	$164	42
245 Pebbleview Dr	0.73mi	4/2.5 (+1)	1,674 (+8%)	8mo	$320,000	$191	41
53 Howedale Dr	0.65mi	4/2.0 (+1)	1,381 (-11%)	9mo	$240,000	$174	37
25 Meech Park	0.74mi	3/1.0	1,368 (-12%)	9mo	$160,000	$117	33

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-9,454
• Equity at exit: $22,365

10-year hold

• IRR: 7.0%
• Equity multiple: 1.60×
• Total profit: $25,146
• Equity at exit: $12,969

Cash invested: $42,000 (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: 130
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$787
• Tax from tax record: −$461 /mo · $5,535/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $159

Break-even live

Break-even rent $1,659

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $244	-5% $201	+0% $159	+5% $116	+10% $74
Rent	-10% $12	-5% $85	+0% $159	+5% $232	+10% $306
Rate	-1.0pp $234	-0.5pp $197	base $159	+0.5pp $120	+1.0pp $80

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	4d	1	0.19mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	4d	1	0.70mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	45d	1	0.71mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	45d	1	0.73mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	4d	1	0.77mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	25d	1	0.79mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	46d	1	0.99mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	5d	1	1.08mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	45d	1	1.17mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	45d	1	1.22mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	16d	1	1.29mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	45d	1	1.31mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   listed $150,000 Active
3. 2019-05-17
   soldstatus $125,000
4. 2016-04-14
   soldstatus $110,000 Closed Sale or Rented 322-char remark

   Show marketing remark (322 chars)

   A Hidden Gem! A Complete Renovation throughout, including Huge Eat-In Kitchen w/ tile floor, Lg Cathedral Ceiling Living Rm is 20x20 w/ Skylights, Oversized Bath w/ new tile. One of the Largest Lots on the Street w/ 3 Car Garage! This home is part of 100% Money Back Guarantee Program. 1st Open House is Sunday Jan 17 1-2!

5. 2016-04-14
   soldstatus $110,000

   Show marketing remark (322 chars)

   A Hidden Gem! A Complete Renovation throughout, including Huge Eat-In Kitchen w/ tile floor, Lg Cathedral Ceiling Living Rm is 20x20 w/ Skylights, Oversized Bath w/ new tile. One of the Largest Lots on the Street w/ 3 Car Garage! This home is part of 100% Money Back Guarantee Program. 1st Open House is Sunday Jan 17 1-2!

6. 2016-01-25
   status Pending Sale 322-char remark

   Show marketing remark (322 chars)

   A Hidden Gem! A Complete Renovation throughout, including Huge Eat-In Kitchen w/ tile floor, Lg Cathedral Ceiling Living Rm is 20x20 w/ Skylights, Oversized Bath w/ new tile. One of the Largest Lots on the Street w/ 3 Car Garage! This home is part of 100% Money Back Guarantee Program. 1st Open House is Sunday Jan 17 1-2!

7. 2016-01-13
   listed $114,900 Active 322-char remark

   Show marketing remark (322 chars)

   A Hidden Gem! A Complete Renovation throughout, including Huge Eat-In Kitchen w/ tile floor, Lg Cathedral Ceiling Living Rm is 20x20 w/ Skylights, Oversized Bath w/ new tile. One of the Largest Lots on the Street w/ 3 Car Garage! This home is part of 100% Money Back Guarantee Program. 1st Open House is Sunday Jan 17 1-2!

8. 2013-06-27
   listed $109,900
9. 2013-03-24
   listed $114,900

ⓘ 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: $5,535 · $461/mo
• Projected year-2 tax: $5,535 · $461/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,317
• − Mortgage interest: −$8,402
• − Property taxes: −$5,535
• − Insurance: −$750
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$4,364
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,979/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): 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

+30.5% since first listed

9 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-21 Listed $150,000 UNYREIS
• 2019-05-17 Sold (Public Records) $125,000 Public Records
• 2016-04-14 Sold (Public Records) $110,000 Public Records
• 2016-04-14 Sold (MLS) $110,000 UNYREIS
• 2016-01-25 Pending — UNYREIS
• 2016-01-13 Listed $114,900 UNYREIS
• 2013-06-27 Listed $109,900 UNYREIS
• 2013-03-24 Listed $114,900 UNYREIS

Property tax history

+4.0%/yr

Latest (2025): $5,535 · +0.5% YoY. Source: county tax records.