199 Wilder St · Rochester, NY 14611

$40,000

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 8 Days on market

Built 1868 2,800 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Single Family House with lots of character and tons of potential. Make ready/cosmetics needed, some plumbing missing. Asking price reflects repairs needed. Property Management in place. Prior tenant paid $795.00 per month. "As Is"

Key facts

• 2,800 sq ft lot
• Parking
• Built 1868

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected; Sewer connected; Public water connected
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Rectangular lot; 28 x 100 lot dimensions; Main thoroughfare frontage

Interior

• Kitchen: Appliances negotiable
• Bedrooms: 8 total rooms (includes living and laundry areas)
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heat
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Main-level laundry

🏷️ Possibly a rental listed for sale. The $40,000 price doesn't fit this home's estimated sale value (~$84,980) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 38.1% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+6.4%/yr); 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,690/mo this rent would consume 65% of the median local household income ($31k/yr) (locally 2168% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-2.9% appreciation + 6.4% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $15k; list at $40k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1868 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.22% ✓
• Cap rate: 38.06%
• Cash-on-cash: 113.46%
• DSCR: 6.05
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $84,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Orchard St	0.05mi	2/1.0 (-1)	1,160 (-4%)	2mo	$40,000	$34	84
27 Rugraff St	0.48mi	3/1.0	1,200 (-1%)	3mo	$123,000	$103	73
631 Smith St	0.32mi	3/1.0	1,139 (-6%)	3mo	$82,500	$72	72
29 Dengler St	0.18mi	3/1.0	1,078 (-11%)	4mo	$95,000	$88	70
288 Orchard St	0.36mi	2/1.0 (-1)	1,110 (-9%)	2mo	$63,000	$57	62
823 Jay St	0.49mi	3/2.0	1,292 (+6%)	3mo	$143,000	$111	60
111 Parkway	0.73mi	3/1.0	1,242 (+2%)	4mo	$87,500	$70	59
6 Marlow St	0.71mi	3/1.0	1,244 (+2%)	5mo	$60,000	$48	59
41 Klueh St	0.61mi	2/1.0 (-1)	1,167 (-4%)	4mo	$80,000	$69	57
28 Cedar St	0.45mi	3/1.5	1,395 (+15%)	2mo	$90,000	$65	50
307 Hague St	0.65mi	3/1.0	1,356 (+12%)	1mo	$70,000	$52	50
385 Hague St	0.68mi	4/1.0 (+1)	1,365 (+12%)	1mo	$120,000	$88	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.98×
• Total profit: $67,026
• Equity at exit: $6,086

10-year hold

• IRR: —
• Equity multiple: 16.31×
• Total profit: $171,459
• Equity at exit: $3,669

Cash invested: $11,200 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$210
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $1,059

Break-even live

Break-even rent $349

Max offer price $40,000

Occupancy floor 32%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.28mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.34mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.38mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.62mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	43d	1	0.64mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	43d	1	0.65mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	43d	1	0.66mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	43d	1	0.66mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	23d	1	0.71mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.73mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	43d	1	0.79mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.79mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	0.80mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.85mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.88mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	0.90mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	0.91mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	43d	1	0.94mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	0.94mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.00mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	43d	1	1.00mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.02mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	14d	1	1.02mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.03mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	43d	1	1.05mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	43d	1	1.06mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.11mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.19mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.19mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.20mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	1.22mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	2d	15	1.25mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.26mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	1.34mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	3d	11	1.34mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	14d	1	1.35mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	10d	28	1.36mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.45mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	1.47mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.49mi

Listing history 8 events

1. 2026-06-05
   statusdays on market $40,000 Pending 8 DOM
2. 2026-06-03
   days on market $40,000 Active 7 DOM
3. 2026-06-03
   days on market $40,000 Active 6 DOM
4. 2026-06-01
   days on market $40,000 Active 5 DOM
5. 2026-05-31
   days on market $40,000 Active 4 DOM
6. 2026-05-27
   listed $40,000 Active
7. 2013-05-22
   soldstatus $15,000 240-char remark

   Show marketing remark (240 chars)

   Single Family House with lots of character and tons of potential. Make ready/cosmetics needed, some plumbing missing. Asking price reflects repairs needed. Property Management in place. Prior tenant paid $795.00 per month. "As Is"

8. 2013-01-07
   listed $16,900 240-char remark

   Show marketing remark (240 chars)

   Single Family House with lots of character and tons of potential. Make ready/cosmetics needed, some plumbing missing. Asking price reflects repairs needed. Property Management in place. Prior tenant paid $795.00 per month. "As Is"

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $634 · $53/mo
• Expected delta: +$42/yr (+$3/mo · 7.1%)

ⓘ 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 · 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: $20,274
• − Mortgage interest: −$2,241
• − Property taxes: −$592
• − Insurance: −$200
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$1,164
• Taxable income: $12,834
• Est. tax owed @ 24.0%: −$3,080
• After-tax cash flow: $9,627/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+136.7% since first listed

3 events — show timeline

• 2026-05-27 Listed $40,000 UNYREIS
• 2013-05-22 Sold (MLS) $15,000 UNYREIS
• 2013-01-07 Listed $16,900 UNYREIS

Property tax history

+5.1%/yr

Latest (2025): $592 · +0.0% YoY. Source: county tax records.