185 Lexington Ave · Rochester, NY 14613

$139,900

4 bd · 2.0 ba · 1,723 sqft · SingleFamily public records · 163 Days on market

Built 1890 4,762 sqft lot $81/sqft · at area comps Est $140k · at est.

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to this spacious colonial located in the Edgerton neighborhood of the City of Rochester. This big, solid home offers a flexible layout and classic charm paired with key updates, making it a great opportunity for owner-occupants or investors alike. Inside, you’ll find hardwood floors and beautiful original gumwood trim that adds warmth and character. The generous living and dining rooms provide plenty of space for entertaining or everyday living, with pocket doors that offer both style and functionality. The updated eat-in kitchen features light wood cabinetry, durable LVP flooring, and ample room for casual dining. The home offers two full baths, including a convenient 1st-floor full bath and a first-floor bedroom. Additional updates include some pex plumbing, and a newer hot water tank installed in 2023. The basement includes glass block windows. Currently the home is rented to a long term tenant for $1,700 a month on a month to month lease. Outside, enjoy off-street parking and a fully fenced yard, perfect for pets, play, or outdoor gatherings. With its size, layout, and blend of original details and updates, this Edgerton colonial is ready for its next chapter.

Key facts

• Pocket doors
• Light wood cabinetry
• Durable lvp flooring

Tags

• HARDWOOD FLOORS
• ORIGINAL GUMWOOD TRIM
• POCKET DOORS
• UPDATED EAT-IN KITCHEN
• LIGHT WOOD CABINETRY
• DURABLE LVP FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% 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: 71 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $967 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $139,902
• List price: $139,900
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Augustine St	0.64mi	4/2.0	1,764 (+2%)	1mo	$202,000	$115	65
128 Bryan St	0.50mi	3/1.5 (-1)	1,740 (+1%)	3mo	$160,000	$92	65
206 Avenue Ave E	0.68mi	4/1.5	1,750 (+2%)	3mo	$95,000	$54	61
200 Albemarle St	0.63mi	5/2.0 (+1)	1,672 (-3%)	2mo	$195,000	$117	59
174 Alameda St	0.56mi	3/1.5 (-1)	1,658 (-4%)	3mo	$175,000	$106	58
1606 Saint Paul St	0.71mi	3/2.0 (-1)	1,738 (+1%)	3mo	$80,000	$46	58
507 Driving Park Ave	0.49mi	3/1.5 (-1)	1,602 (-7%)	3mo	$215,000	$134	56
505 Augustine St	0.72mi	4/1.0	1,678 (-3%)	3mo	$160,000	$95	56
79 Avenue B	0.51mi	4/2.0	1,922 (+12%)	2mo	$165,000	$86	55
515 Emerson St	0.61mi	4/1.5	1,536 (-11%)	4mo	$129,900	$85	48
232 Alameda St	0.58mi	3/1.5 (-1)	1,542 (-10%)	3mo	$160,000	$104	46
541 Birr St	0.73mi	3/1.5 (-1)	1,514 (-12%)	1mo	$142,000	$94	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $854
• Equity at exit: $20,860

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $30,888
• Equity at exit: $12,096

Cash invested: $39,172 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$734
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $370

Break-even live

Break-even rent $1,067

Max offer price $139,900

Occupancy floor 71%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.21mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.30mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.39mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.40mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.90mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.91mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	0.94mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.98mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	1.15mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.26mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.38mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.38mi

Listing history 22 events

1. 2026-06-18
   days on market $139,900 Active 163 DOM
2. 2026-06-17
   days on market $139,900 Active 162 DOM
3. 2026-06-16
   days on market $139,900 Active 161 DOM
4. 2026-06-15
   days on market $139,900 Active 160 DOM
5. 2026-06-13
   days on market $139,900 Active 158 DOM
6. 2026-06-13
   days on market $139,900 Active 157 DOM
7. 2026-06-10
   days on market $139,900 Active 155 DOM
8. 2026-06-09
   days on market $139,900 Active 154 DOM
9. 2026-06-09
   days on market $139,900 Active 153 DOM
10. 2026-06-07
    days on market $139,900 Active 152 DOM
11. 2026-06-05
    days on market $139,900 Active 149 DOM
12. 2026-06-03
    days on market $139,900 Active 148 DOM
13. 2026-06-03
    days on market $139,900 Active 147 DOM
14. 2026-06-01
    days on market $139,900 Active 146 DOM
15. 2026-05-31
    days on market $139,900 Active 145 DOM
16. 2026-02-12
    price $139,900 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to this spacious colonial located in the Edgerton neighborhood of the City of Rochester. This big, solid home offers a flexible layout and classic charm paired with key updates, making it a great opportunity for owner-occupants or investors alike. Inside, you’ll find hardwood floors and beautiful original gumwood trim that adds warmth and character. The generous living and dining rooms provide plenty of space for entertaining or everyday living, with pocket doors that offer both style and functionality. The updated eat-in kitchen features light wood cabinetry, durable LVP flooring, and ample room for casual dining. The home offers two full baths, including a convenient 1st-floor full bath and a first-floor bedroom. Additional updates include some pex plumbing, and a newer hot water tank installed in 2023. The basement includes glass block windows. Currently the home is rented to a long term tenant for $1,700 a month on a month to month lease. Outside, enjoy off-street parking and a fully fenced yard, perfect for pets, play, or outdoor gatherings. With its size, layout, and blend of original details and updates, this Edgerton colonial is ready for its next chapter.

17. 2026-01-06
    listed $149,900 Active 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to this spacious colonial located in the Edgerton neighborhood of the City of Rochester. This big, solid home offers a flexible layout and classic charm paired with key updates, making it a great opportunity for owner-occupants or investors alike. Inside, you’ll find hardwood floors and beautiful original gumwood trim that adds warmth and character. The generous living and dining rooms provide plenty of space for entertaining or everyday living, with pocket doors that offer both style and functionality. The updated eat-in kitchen features light wood cabinetry, durable LVP flooring, and ample room for casual dining. The home offers two full baths, including a convenient 1st-floor full bath and a first-floor bedroom. Additional updates include some pex plumbing, and a newer hot water tank installed in 2023. The basement includes glass block windows. Currently the home is rented to a long term tenant for $1,700 a month on a month to month lease. Outside, enjoy off-street parking and a fully fenced yard, perfect for pets, play, or outdoor gatherings. With its size, layout, and blend of original details and updates, this Edgerton colonial is ready for its next chapter.

18. 2021-08-13
    soldstatus $45,000 Closed Sale or Rented 407-char remark

    Show marketing remark (407 chars)

    Spacious Home available close to everything. First Floor Bedroom and full bath, laundry hookups in the basement. Lots of original Natural woodwork and doors, this home has loads of potential. 2 sets of stairs going to second floor, there is space at the top for sitting area or workspace. Showings BY APPOINTMENT ONLY at Open Houses Wednesday 5/26 11a-1p and Thursday 5/27 4-6pm, Offer Due Friday 5/28 @ 6pm

19. 2021-08-13
    soldstatus $45,000

    Show marketing remark (407 chars)

    Spacious Home available close to everything. First Floor Bedroom and full bath, laundry hookups in the basement. Lots of original Natural woodwork and doors, this home has loads of potential. 2 sets of stairs going to second floor, there is space at the top for sitting area or workspace. Showings BY APPOINTMENT ONLY at Open Houses Wednesday 5/26 11a-1p and Thursday 5/27 4-6pm, Offer Due Friday 5/28 @ 6pm

20. 2021-05-29
    status Pending Sale 407-char remark

    Show marketing remark (407 chars)

    Spacious Home available close to everything. First Floor Bedroom and full bath, laundry hookups in the basement. Lots of original Natural woodwork and doors, this home has loads of potential. 2 sets of stairs going to second floor, there is space at the top for sitting area or workspace. Showings BY APPOINTMENT ONLY at Open Houses Wednesday 5/26 11a-1p and Thursday 5/27 4-6pm, Offer Due Friday 5/28 @ 6pm

21. 2021-05-21
    listed $47,000 Active 407-char remark

    Show marketing remark (407 chars)

    Spacious Home available close to everything. First Floor Bedroom and full bath, laundry hookups in the basement. Lots of original Natural woodwork and doors, this home has loads of potential. 2 sets of stairs going to second floor, there is space at the top for sitting area or workspace. Showings BY APPOINTMENT ONLY at Open Houses Wednesday 5/26 11a-1p and Thursday 5/27 4-6pm, Offer Due Friday 5/28 @ 6pm

22. 2005-06-10
    soldstatus $27,000

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $1,489 · $124/mo
• Expected delta: +$875/yr (+$73/mo · 142.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $18,429
• − Mortgage interest: −$7,837
• − Property taxes: −$613
• − Insurance: −$700
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,070
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,899/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+418.1% since first listed

7 events — show timeline

• 2026-02-12 Price Changed $139,900 UNYREIS
• 2026-01-06 Listed $149,900 UNYREIS
• 2021-08-13 Sold (Public Records) $45,000 Public Records
• 2021-08-13 Sold (MLS) $45,000 UNYREIS
• 2021-05-29 Pending — UNYREIS
• 2021-05-21 Listed $47,000 UNYREIS
• 2005-06-10 Sold (Public Records) $27,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $613 · +0.0% YoY. Source: county tax records.