213 Flint St · Rochester, NY 14608

$169,900

4 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 48 Days on market

Built 1930 4,500 sqft lot $129/sqft · 71% above area

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.4/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Currently tenant occupied for 1495 per month, please allow 48 hours notice for requests. Does not have a c of o

Key facts

• 4,500 sq ft lot
• Built 1930
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% 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: Rents rising fast (+6.6%/yr); 51 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,762/mo this rent would consume 52% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask is 9609% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $78k; list at $170k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $99,393
• List price: $169,900
• Delta: 70.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Cottage St	0.34mi	3/1.0 (-1)	1,303 (-1%)	1mo	$145,000	$111	72
455 Frost Ave	0.42mi	3/1.5 (-1)	1,352 (+2%)	1mo	$77,000	$57	69
329 Frost Ave	0.30mi	3/1.0 (-1)	1,288 (-2%)	8mo	$59,000	$46	66
18 Melrose St	0.58mi	4/1.5	1,286 (-3%)	2mo	$180,000	$140	65
181 Cottage St	0.40mi	4/2.0	1,405 (+6%)	7mo	$115,000	$82	64
797 Seward St	0.59mi	3/1.5 (-1)	1,336 (+1%)	1mo	$170,000	$127	63
174 Barton St	0.68mi	4/2.0	1,336 (+1%)	8mo	$150,000	$112	60
790 Genesee St	0.64mi	4/2.0	1,389 (+5%)	2mo	$145,000	$104	60
1074 Exchange St	0.24mi	3/1.0 (-1)	1,170 (-11%)	2mo	$120,000	$103	60
84 Stratford Park	0.55mi	3/1.0 (-1)	1,275 (-3%)	1mo	$83,000	$65	59
92 Sawyer St	0.59mi	3/1.5 (-1)	1,388 (+5%)	2mo	$166,000	$120	55
98 Barton St	0.58mi	3/1.0 (-1)	1,401 (+6%)	5mo	$151,000	$108	49

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.15×
• Total profit: $54,875
• Equity at exit: $83,090

10-year hold

• IRR: 21.6%
• Equity multiple: 4.55×
• Total profit: $169,058
• Equity at exit: $133,522

Cash invested: $47,572 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$891
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $338

Break-even live

Break-even rent $1,334

Max offer price $169,900

Occupancy floor 76%

Sensitivity live

Price	-10% $434	-5% $386	+0% $338	+5% $290	+10% $242
Rent	-10% $199	-5% $268	+0% $338	+5% $408	+10% $477
Rate	-1.0pp $424	-0.5pp $381	base $338	+0.5pp $294	+1.0pp $249

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.16mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.33mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.35mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.38mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.47mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.58mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.79mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.91mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.01mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.09mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.10mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	1.11mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	1.14mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	1.14mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.17mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	1.19mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	1.22mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	1.23mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.23mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	1.24mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	1.29mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	1.31mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.32mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.35mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	22d	1	1.39mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	1.41mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	3d	1	1.42mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.47mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	1.47mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	1.50mi

Listing history 27 events

1. 2026-06-17
   days on market $169,900 Active 48 DOM
2. 2026-06-16
   days on market $169,900 Active 47 DOM
3. 2026-06-15
   days on market $169,900 Active 46 DOM
4. 2026-06-13
   days on market $169,900 Active 44 DOM
5. 2026-06-13
   days on market $169,900 Active 43 DOM
6. 2026-06-10
   days on market $169,900 Active 41 DOM
7. 2026-06-09
   days on market $169,900 Active 40 DOM
8. 2026-06-09
   days on market $169,900 Active 39 DOM
9. 2026-06-07
   days on market $169,900 Active 38 DOM
10. 2026-06-05
    days on market $169,900 Active 35 DOM
11. 2026-06-03
    days on market $169,900 Active 34 DOM
12. 2026-06-03
    days on market $169,900 Active 33 DOM
13. 2026-06-01
    days on market $169,900 Active 32 DOM
14. 2026-05-31
    days on market $169,900 Active 31 DOM
15. 2026-04-30
    listed $174,900 Active 1070-char remark
16. 2026-03-26
    price $1,900
17. 2025-11-20
    price $2,000
18. 2025-11-08
    listed $1,750
19. 2025-09-08
    soldstatus $77,900
20. 2025-08-20
    soldstatus $77,900 Closed 111-char remark

    Show marketing remark (111 chars)

    Currently tenant occupied for 1495 per month, please allow 48 hours notice for requests. Does not have a c of o

21. 2025-06-09
    status Pending 111-char remark

    Show marketing remark (111 chars)

    Currently tenant occupied for 1495 per month, please allow 48 hours notice for requests. Does not have a c of o

22. 2025-05-22
    listed $79,900 Active 111-char remark

    Show marketing remark (111 chars)

    Currently tenant occupied for 1495 per month, please allow 48 hours notice for requests. Does not have a c of o

23. 2022-06-16
    soldstatus $80,000
24. 2013-08-16
    soldstatus $9,000
25. 2013-08-15
    soldstatus $9,000
26. 2013-05-17
    listed $12,000
27. 2005-01-03
    soldstatus $14,420

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$881/yr (+$73/mo · 79.4%)

ⓘ 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 ≥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: $21,148
• − Mortgage interest: −$9,517
• − Property taxes: −$1,109
• − Insurance: −$850
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$4,943
• Taxable income: $1,346
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $3,733/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

-86.8% since first listed

14 events — show timeline

• 2026-05-31 Rental Removed $1,900 RENTEC
• 2026-05-22 Price Changed $169,900 UNYREIS
• 2026-03-26 Price Changed $1,900 RENTEC
• 2025-11-20 Price Changed $2,000 RENTEC
• 2025-11-08 Listed for Rent $1,750 RENTEC
• 2025-09-08 Sold (Public Records) $77,900 Public Records
• 2025-08-20 Sold (MLS) $77,900 UNYREIS
• 2025-06-09 Pending — UNYREIS
• 2025-05-22 Listed $79,900 UNYREIS
• 2022-06-16 Sold (Public Records) $80,000 Public Records
• 2013-08-16 Sold (Public Records) $9,000 Public Records
• 2013-08-15 Sold (MLS) $9,000 UNYREIS
• 2013-05-17 Listed $12,000 UNYREIS
• 2005-01-03 Sold (Public Records) $14,420 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,109 · -8.0% YoY. Source: county tax records.