139 Nevins Rd · Rochester Institute of Technology, NY 14467

$224,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 7 Days on market

Built 1968 10,019 sqft lot Est $261k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +10.7/30.0
• Schools +5.2/10.0
• 1% rule +4.0/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE RIGHT IN! Perfect home for anyone. Very well maintained. Has walk out to garage. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities. Please see delayed showings and negotiations, showings to begin 10 AM 4/29. Offers to be reviewed 5/8 at 5 PM. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities.

Key facts

• 0.23 acre lot
• Garage
• Built 1968

Property features AI

Exterior

• Parking: Attached garage with electricity; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Asphalt roof; Vinyl siding
• Construction: Built (existing); Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (72 x 125)

Interior

• Kitchen: Electric oven and range; Range hood; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Storage; Finished full basement; Bonus room; Family room; Living room; Entry foyer
• Laundry & utility: Washer and dryer in basement; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (10.3% below list).
• Recommended offer: $202k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in Rochester Institute of Technology — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 39 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $2k of loan paydown is wiped out by about $7k 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.
• 2 sale attempts since 3y 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.

Recommended offer $201,726 (10.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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. 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?
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: 0.90% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $261,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Nevins Rd	0.03mi	4/1.5 (+1)	1,368 (0%)	9mo	$240,000	$175	84
1353 Lehigh Station Rd	0.27mi	4/1.0 (+1)	1,368 (0%)	5mo	$240,000	$175	78
29 Ravens Rd	0.29mi	3/1.0	1,368 (0%)	17mo	$220,000	$161	73
259 Nevins Rd	0.28mi	3/2.5	1,440 (+5%)	4mo	$400,000	$278	69
136 Nevins Rd	0.04mi	4/1.5 (+1)	1,488 (+9%)	11mo	$282,500	$190	68
41 Wallman Dr	0.32mi	4/1.5 (+1)	1,440 (+5%)	3mo	$292,500	$203	67
8 Trailhead Rd	0.43mi	3/2.5	1,440 (+5%)	1mo	$425,000	$295	64
31 Authors Ave	0.34mi	4/2.0 (+1)	1,368 (0%)	13mo	$275,000	$201	64
60 Florendin Dr	0.42mi	3/1.5	1,428 (+4%)	11mo	$276,500	$194	62
22 Bemis	0.22mi	3/1.5	1,462 (+7%)	19mo	$218,000	$149	60
1320 Lehigh Station Rd	0.25mi	4/1.0 (+1)	1,488 (+9%)	20mo	$190,000	$128	52
216 Middle Rd	0.51mi	4/2.0 (+1)	1,496 (+9%)	10mo	$285,000	$191	43

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-46,454
• Equity at exit: $33,533

10-year hold

• IRR: -20.5%
• Equity multiple: 0.01×
• Total profit: $-62,197
• Equity at exit: $19,445

Cash invested: $62,972 (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 14467

• Home prices YoY: -13.8%
• Rents YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$426 /mo · $5,108/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-105

Break-even live

Break-even rent $2,150

Max offer price $206,324

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-42	+0% $-105	+5% $-169	+10% $-232
Rent	-10% $-265	-5% $-185	+0% $-105	+5% $-25	+10% $54
Rate	-1.0pp $8	-0.5pp $-48	base $-105	+0.5pp $-163	+1.0pp $-223

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Prentiss Way Unit 1 Henrietta, NY	3.0	1.0	1368	$2,000	$1.46	12d	1	0.08mi
55 Agar Ave Henrietta, NY	3.0	1.0	1728	$2,350	$1.36	12d	1	0.24mi
89 Erie Ridge Dr Henrietta, NY	2.0	2.0	1165	$2,495	$2.14	3d	1	1.18mi
410 Erie Ridge Dr Henrietta, NY	2.0	2.0	1157	$2,275	$1.97	44d	1	1.23mi
212 Vollmer Pkwy Rochester, NY	4.0	3.5	1563	$2,500	$1.60	44d	1	1.27mi
340 Bennington Hills Ct West Henrietta, NY	1.0–3.0	1.0–2.0	970	$2,007	$2.07	3d	5	1.30mi
41 High Manor Dr Henrietta, NY	1.0–2.0	1.0	950	$1,695	$1.78	3d	19	1.33mi

Listing history 5 events

1. 2026-05-20
   listed $224,900 Active
2. 2023-07-12
   soldstatus $207,000 Closed Sale or Rented 388-char remark

   Show marketing remark (388 chars)

   MOVE RIGHT IN! Perfect home for anyone. Very well maintained. Has walk out to garage. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities. Please see delayed showings and negotiations, showings to begin 10 AM 4/29. Offers to be reviewed 5/8 at 5 PM. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities.

3. 2023-07-10
   soldstatus $207,000
4. 2023-05-10
   status Pending Sale 388-char remark

   Show marketing remark (388 chars)

   MOVE RIGHT IN! Perfect home for anyone. Very well maintained. Has walk out to garage. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities. Please see delayed showings and negotiations, showings to begin 10 AM 4/29. Offers to be reviewed 5/8 at 5 PM. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities.

5. 2023-04-26
   listed $189,900 Active 388-char remark

   Show marketing remark (388 chars)

   MOVE RIGHT IN! Perfect home for anyone. Very well maintained. Has walk out to garage. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities. Please see delayed showings and negotiations, showings to begin 10 AM 4/29. Offers to be reviewed 5/8 at 5 PM. Large Deck over looking fenced yard. Convenient to shopping, parks and recreational activities.

ⓘ 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: $5,108 · $426/mo
• Projected year-2 tax: $5,108 · $426/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $24,207
• − Mortgage interest: −$12,598
• − Property taxes: −$5,108
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,543
• Taxable loss: −$5,039
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $-52/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 10,168
• Household income: $88,653
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 265.0

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 (77%)
• Race & ethnicity: White 77% Asian 9% Black 6% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 2% Arabic 2% Chinese 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: ▼ -44.47%
• Current HPI: 276.5057
• Rent YoY: ▲ 1.28%
• 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

+18.4% since first listed

5 events — show timeline

• 2026-05-20 Listed $224,900 UNYREIS
• 2023-07-12 Sold (MLS) $207,000 UNYREIS
• 2023-07-10 Sold (Public Records) $207,000 Public Records
• 2023-05-10 Pending — UNYREIS
• 2023-04-26 Listed $189,900 UNYREIS

Property tax history

+6.8%/yr

Latest (2025): $5,108 · -6.4% YoY. Source: county tax records.