134 Wyndham Rd · Rochester, NY 14612

$159,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 9 Days on market

Built 1929 4,949 sqft lot Est $251k · 36% under

---

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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• 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

Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

Key facts

• Formal dining room
• Bright living room
• Bonus attic space

Tags

• FULLY FENCED BACK YARD
• DETACHED GARAGE
• BONUS ATTIC SPACE
• ORIGINAL TILE FLOORING
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $103k; list at $160k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1929 — 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: 1.06% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $250,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Cherry Rd	0.22mi	3/1.0	1,456 (+1%)	2mo	$178,000	$122	86
31 Wyndham Rd	0.15mi	3/2.0	1,464 (+2%)	1mo	$255,000	$174	86
214 Harding Rd	0.18mi	3/2.0	1,374 (-5%)	2mo	$260,000	$189	79
115 Burley Rd	0.16mi	3/1.5	1,357 (-6%)	4mo	$215,555	$159	78
71 Weston Rd	0.13mi	3/1.0	1,265 (-12%)	1mo	$180,000	$142	73
21 Sheraton Dr	0.54mi	2/1.0 (-1)	1,440 (0%)	4mo	$110,000	$76	67
6 Calvin Rd	0.37mi	3/1.5	1,319 (-8%)	4mo	$250,000	$190	64
87 Leander Rd	0.25mi	3/1.0	1,248 (-13%)	4mo	$230,000	$184	63
85 Mcewen Rd	0.57mi	3/2.5	1,400 (-3%)	1mo	$235,000	$168	62
46 Calvin Rd	0.31mi	3/1.5	1,272 (-12%)	2mo	$240,000	$189	62
762 Bennington Dr	0.49mi	3/1.0	1,569 (+9%)	4mo	$76,000	$48	59
92 Wheeldon Dr	0.54mi	3/2.0	1,248 (-13%)	4mo	$230,000	$184	45

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,109
• Equity at exit: $23,842

10-year hold

• IRR: 10.2%
• Equity multiple: 1.87×
• Total profit: $39,113
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$839
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $293

Break-even live

Break-even rent $1,323

Max offer price $159,900

Occupancy floor 78%

Sensitivity live

Price	-10% $384	-5% $339	+0% $293	+5% $248	+10% $203
Rent	-10% $159	-5% $226	+0% $293	+5% $360	+10% $427
Rate	-1.0pp $374	-0.5pp $334	base $293	+0.5pp $252	+1.0pp $210

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	0.12mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	3d	1	0.74mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	24d	1	0.91mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	22d	1	0.98mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	1.00mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	45d	1	1.08mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	1.10mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	1.13mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	1.16mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	3d	3	1.37mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	45d	1	1.38mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	1.41mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	1.46mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.48mi

Listing history 22 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   listed $159,900 Active
3. 2025-11-30
   historical
4. 2025-11-13
   listed $169,900 Active
5. 2019-09-12
   soldstatus $103,000 Closed Sale or Rented 478-char remark

   Show marketing remark (478 chars)

   Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

6. 2019-09-12
   soldstatus $103,000

   Show marketing remark (478 chars)

   Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

7. 2019-09-09
   status Pending Sale 478-char remark

   Show marketing remark (478 chars)

   Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

8. 2019-08-09
   historical Continue to Show- Under Contract 478-char remark

   Show marketing remark (478 chars)

   Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

9. 2019-08-03
   status Active 478-char remark

   Show marketing remark (478 chars)

   Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

10. 2019-07-30
    status Under Contract- Do Not Show 478-char remark

    Show marketing remark (478 chars)

    Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

11. 2019-07-26
    price $99,000 478-char remark

    Show marketing remark (478 chars)

    Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

12. 2019-07-16
    price $102,000 478-char remark

    Show marketing remark (478 chars)

    Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

13. 2019-07-09
    status Active 478-char remark

    Show marketing remark (478 chars)

    Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

14. 2019-07-03
    historical 478-char remark

    Show marketing remark (478 chars)

    Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

15. 2019-07-03
    listed $107,900 Active 478-char remark

    Show marketing remark (478 chars)

    Perfect for the first time buyer or the investor looking for his/her next rental property located in the heart of Charlotte! This home has just been updated with Fresh Paint, NEW Carpet, NEW Light Fixtures, NEWER ROOF, NEWER VINYL WINDOWS, NEW Bathroom Vanity w/ NEW Refinished Tub. Oak Cabinets in the kitchen that leads to the dining room with a sliding glass door to your DECK. Additional space in the partially finished attic with potential for what ever your heart desires!

16. 2013-12-13
    soldstatus $65,000
17. 2012-09-25
    soldstatus $55,000
18. 2012-09-25
    soldstatus $59,900
19. 2012-02-06
    listed $59,900
20. 2004-09-29
    soldstatus $88,500
21. 1999-12-20
    soldstatus $58,000
22. 1993-08-27
    soldstatus $60,500

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $2,192 · $183/mo
• Expected delta: +$510/yr (+$43/mo · 30.3%)

ⓘ 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 ≥96°F today · 16 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: $20,333
• − Mortgage interest: −$8,957
• − Property taxes: −$1,682
• − Insurance: −$800
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,652
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,281/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

+164.3% since first listed

22 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-13 Listed $159,900 UNYREIS
• 2025-11-30 Listing Removed — UNYREIS
• 2025-11-13 Listed $169,900 UNYREIS
• 2019-09-12 Sold (Public Records) $103,000 Public Records
• 2019-09-12 Sold (MLS) $103,000 UNYREIS
• 2019-09-09 Pending — UNYREIS
• 2019-08-09 Contingent — UNYREIS
• 2019-08-03 Relisted — UNYREIS
• 2019-07-30 Pending — UNYREIS
• 2019-07-26 Price Changed $99,000 UNYREIS
• 2019-07-16 Price Changed $102,000 UNYREIS
• 2019-07-09 Relisted — UNYREIS
• 2019-07-03 Listed $107,900 UNYREIS
• 2019-07-03 Listing Removed — UNYREIS
• 2013-12-13 Sold (Public Records) $65,000 Public Records
• 2012-09-25 Sold (Public Records) $59,900 Public Records
• 2012-09-25 Sold (MLS) $55,000 UNYREIS
• 2012-02-06 Listed $59,900 UNYREIS
• 2004-09-29 Sold (Public Records) $88,500 Public Records
• 1999-12-20 Sold (Public Records) $58,000 Public Records
• 1993-08-27 Sold (Public Records) $60,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,682 · +0.0% YoY. Source: county tax records.