610 Magee Ave · Rochester, NY 14613

$159,900

4 bd · 1.5 ba · 1,616 sqft · SingleFamily public records · 14 Days on market

Built 1924 4,780 sqft lot Est $173k · 8% 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 +23.6/30.0
• ARV discount +10.9/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• 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

Beautiful shape 3 bedroom colonial with so much to offer. Completely renovated in 2009, tear off roof, 90% high efficiency furnace, windows, kitchen, bathrooms, electrical, plumbing, hard wood floors, ceiling fans, etc. Master bedroom with seating area, one of the bedrooms with a balcony, formal dinning room, huge bathroom, Full finished attic, fenced in yard, 1 car garage. Qualified buyers may receive downpayment - closing cost asst. of up to $3,000. Home to be sold to 1st time buyers only.

Key facts

• Oak kitchen
• Finished attic
• Dry basement

Tags

• FINISHED ATTIC
• OAK KITCHEN
• DRY BASEMENT
• HIGH EFFICIENCY FURNACE
• MAINTENANCE FREE EXTERIOR
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Detached garage; Garage with door opener; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Existing/resale property
• Construction: Vinyl siding; Blown-in insulation; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Patio; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 6 total rooms (includes living spaces and laundry)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has a bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Attic; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Thermal windows
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $301 ($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: 71 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $160k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1924 — 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: 1.05% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $172,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
551 Magee Ave	0.09mi	4/1.5	1,572 (-3%)	3mo	$166,500	$106	89
297 Knickerbocker Ave	0.31mi	4/1.5	1,618 (+0%)	1mo	$202,500	$125	84
505 Augustine St	0.31mi	4/1.0	1,678 (+4%)	3mo	$160,000	$95	75
541 Birr St	0.36mi	3/1.5 (-1)	1,514 (-6%)	1mo	$142,000	$94	67
416 Augustine St	0.36mi	4/2.0	1,764 (+9%)	1mo	$202,000	$115	66
507 Driving Park Ave	0.68mi	3/1.5 (-1)	1,602 (-1%)	3mo	$215,000	$134	60
232 Alameda St	0.54mi	3/1.5 (-1)	1,542 (-5%)	3mo	$160,000	$104	60
174 Alameda St	0.62mi	3/1.5 (-1)	1,658 (+3%)	3mo	$175,000	$106	59
200 Albemarle St	0.57mi	5/2.0 (+1)	1,672 (+4%)	2mo	$195,000	$117	58
128 Bryan St	0.50mi	3/1.5 (-1)	1,740 (+8%)	3mo	$160,000	$92	56
135 Albemarle St	0.67mi	4/2.0	1,732 (+7%)	4mo	$205,000	$118	51
539 Lakeview Park	0.54mi	4/1.0	1,398 (-14%)	2mo	$150,000	$107	49

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,742
• Equity at exit: $23,842

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $18,739
• 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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $301

Break-even live

Break-even rent $1,292

Max offer price $159,900

Occupancy floor 77%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.21mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.25mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.79mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.81mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	0.82mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.91mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.02mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.30mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   price $159,900
3. 2026-04-16
   listed $169,900 Active
4. 2016-02-09
   soldstatus $60,355
5. 2016-02-08
   soldstatus $60,355 Closed Sale or Rented 496-char remark

   Show marketing remark (496 chars)

   Beautiful shape 3 bedroom colonial with so much to offer. Completely renovated in 2009, tear off roof, 90% high efficiency furnace, windows, kitchen, bathrooms, electrical, plumbing, hard wood floors, ceiling fans, etc. Master bedroom with seating area, one of the bedrooms with a balcony, formal dinning room, huge bathroom, Full finished attic, fenced in yard, 1 car garage. Qualified buyers may receive downpayment - closing cost asst. of up to $3,000. Home to be sold to 1st time buyers only.

6. 2015-10-26
   status Pending Sale 496-char remark

   Show marketing remark (496 chars)

   Beautiful shape 3 bedroom colonial with so much to offer. Completely renovated in 2009, tear off roof, 90% high efficiency furnace, windows, kitchen, bathrooms, electrical, plumbing, hard wood floors, ceiling fans, etc. Master bedroom with seating area, one of the bedrooms with a balcony, formal dinning room, huge bathroom, Full finished attic, fenced in yard, 1 car garage. Qualified buyers may receive downpayment - closing cost asst. of up to $3,000. Home to be sold to 1st time buyers only.

7. 2015-10-01
   listed $59,900 Active 496-char remark

   Show marketing remark (496 chars)

   Beautiful shape 3 bedroom colonial with so much to offer. Completely renovated in 2009, tear off roof, 90% high efficiency furnace, windows, kitchen, bathrooms, electrical, plumbing, hard wood floors, ceiling fans, etc. Master bedroom with seating area, one of the bedrooms with a balcony, formal dinning room, huge bathroom, Full finished attic, fenced in yard, 1 car garage. Qualified buyers may receive downpayment - closing cost asst. of up to $3,000. Home to be sold to 1st time buyers only.

8. 2015-05-31
   historical
9. 2015-05-30
   listed $59,900
10. 2015-05-13
    listed $54,900 Active
11. 2008-02-14
    soldstatus $22,000
12. 2005-02-17
    soldstatus $53,500

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $2,046 · $171/mo
• Expected delta: +$656/yr (+$55/mo · 47.2%)

ⓘ 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 ≥96°F today · 15 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: $20,087
• − Mortgage interest: −$8,957
• − Property taxes: −$1,390
• − Insurance: −$800
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,652
• Taxable income: $1,075
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,359/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

+198.9% since first listed

12 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-22 Price Changed $159,900 UNYREIS
• 2026-04-16 Listed $169,900 UNYREIS
• 2016-02-09 Sold (Public Records) $60,355 Public Records
• 2016-02-08 Sold (MLS) $60,355 UNYREIS
• 2015-10-26 Pending — UNYREIS
• 2015-10-01 Listed $59,900 UNYREIS
• 2015-05-31 Listing Removed — UNYREIS
• 2015-05-30 Listed $59,900 UNYREIS
• 2015-05-13 Listed $54,900 UNYREIS
• 2008-02-14 Sold (Public Records) $22,000 Public Records
• 2005-02-17 Sold (Public Records) $53,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,390 · +0.0% YoY. Source: county tax records.