None · Rochester, NY 14612

$189,900

4 bd · 3.0 ba · 1,655 sqft · SingleFamily · 7 Days on market

Built 1956 Average condition 0.29 ac lot $115/sqft · 37% below area Est $300k · 37% under

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1299 Beach Avenue - a spacious split-level home just steps from the shoreline of Lake Ontario, offering flexible living space, a large fully fenced backyard, and an unbeatable location near the best of both the Greece and Charlotte Beach areas. Owned by the same family since the 1980s, this 4-bedroom, 2 full and 2 half bath home offers over 1,650 square feet of opportunity and character. The main living area features a bright and expansive layout with large windows and plenty of natural light. According to the sellers, hardwood flooring awaits under the current carpeting; see virtually staged photos to envision the possibilities! A secondary den, office, or flex space on the main

Key facts

• Flex space
• Large backyard
• 0.29 acre lot

Tags

• FULLY FENCED BACKYARD
• OVERSIZED 3-SEASON ROOM
• SEPARATE HEATING ZONE
• FLEX SPACE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 3 stories; Vinyl siding; Asphalt roof; Partial finished below-grade area; Block foundation; Resale property; Lot is rectangular with 85x150 dimensions; Road frontage on a main thoroughfare
• Construction: Built previously (existing); Vinyl siding construction; Asphalt roof; Block foundation
• Exterior features: Concrete driveway; Enclosed porch; Fully fenced yard; Front porch; Patio

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Gas water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms; Two half bathrooms; Two main-level bathrooms
• Heating & cooling: Central air conditioning; Gas heating; Baseboard heating; Forced air heating; Hot water heating; See remarks for additional heating details
• Interior features: Accessible full bathroom; Accessible bedroom; Bathroom rough-in; Den; Separate/formal living room; Guest accommodations; Combined living/dining space; Main level primary bedroom; Primary suite
• Laundry & utility: Laundry in basement; Generator

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $190k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

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.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 34% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1956 — 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: 1.23% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $299,938
• List price: $189,900
• Delta: -36.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Edgemere Dr	0.11mi	4/1.5	1,696 (+2%)	1mo	$300,000	$177	84
297 Edgemere Dr	0.14mi	3/2.5 (-1)	1,740 (+5%)	1mo	$381,000	$219	77
1397 Beach Ave	0.14mi	3/1.5 (-1)	1,556 (-6%)	11mo	$298,500	$192	63
1495 Beach Ave	0.28mi	3/1.5 (-1)	1,494 (-10%)	10mo	$200,000	$134	51
42 Rigney Ln	0.31mi	3/1.5 (-1)	1,512 (-9%)	11mo	$235,000	$155	51
760 Beach Ave	0.75mi	3/1.5 (-1)	1,450 (-12%)	8mo	$550,000	$379	27

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $8,616
• Equity at exit: $28,315

10-year hold

• IRR: 15.7%
• Equity multiple: 2.42×
• Total profit: $75,497
• Equity at exit: $16,419

Cash invested: $53,172 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $529

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 72%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1495 Beach Ave Rochester, NY	4.0	1.5	1494	$2,800	$1.87	43d	1	0.30mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	43d	1	1.19mi

Listing history 1 events

1. 2026-05-13
   listed $189,900 Active 2057-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $27,963
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$5,524
• Taxable income: $3,530
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $5,496/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This split-level home in a desirable location needs moderate updates to its exterior and interior, with a focus on painting and flooring. The property has good potential for increased value with these improvements.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor landscaping — Some overgrown areas

Value-add opportunities

• Both paint interior walls/paint — Fresh paint can improve the home's appearance and value
• Both update flooring — Replacing carpet with hardwood or tile can increase both resale and rental value
• Both update bathrooms — Modernizing bathrooms can significantly boost both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls/paint — Fresh paint can improve the home's appearance and value ↑
• Both update flooring — Replacing carpet with hardwood or tile can increase both resale and rental value ↑
• Both update bathrooms — Modernizing bathrooms can significantly boost both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 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

• 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

2 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $189,900 UNYREIS