285 Waring Rd · Rochester, NY 14609

$144,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 7 Days on market

Built 1951 8,432 sqft lot Est $163k · 11% under

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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 +19.5/30.0
• ARV discount +12.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Whether you are a first-time home buyer, a home seller looking to 'right size, ' or any buyer in between, this home is a great choice! This newly renovated 2 bedroom / 1 Bathroom ranch is move-in ready. Add another bedroom or additional living space in the wide-open, walk-up attic featuring approx. 420 sq ft of finish-able space. Recent improvements include all new LVT flooring, NEW kitchen with replacement cabinets, countertop, flooring and LED light.  Enter through a large 15' x 9' entry room with first floor laundry and sink (could also be a great spot to put a home salon, or dog wash station).  Off Street parking and a detached 1.5 car garage features a newer garage door, elec

Key facts

• 8,432 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Home design: - Single-family home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (4.8% below list).
• Recommended offer: $138k (4.8% below list) — sets the bar for 1% rule.

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 (+7.9%/yr); 199 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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 + 7.9% rent growth), your $41k cash investment doubles in ~10 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,976 (4.8% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.95% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $163,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Waring Rd	0.00mi	2/1.0	816 (0%)	1mo	$172,000	$211	99
239 Woodside Pl	0.37mi	2/1.0	852 (+4%)	5mo	$142,000	$167	72
201 Vinal Ave	0.62mi	2/1.0	849 (+4%)	0mo	$160,000	$188	64
223 Woodside Pl	0.35mi	3/1.0 (+1)	900 (+10%)	8mo	$180,000	$200	55
21 Blakeslee St	0.49mi	3/1.0 (+1)	864 (+6%)	10mo	$75,500	$87	54
93 Heberle Rd	0.73mi	2/1.0	792 (-3%)	9mo	$176,000	$222	53
332 Cascade Pl	0.45mi	2/1.0	722 (-12%)	9mo	$129,900	$180	52
214 Winterroth St	0.75mi	3/2.0 (+1)	837 (+3%)	1mo	$180,000	$215	51
297 Ellison St	0.73mi	3/1.0 (+1)	758 (-7%)	1mo	$191,000	$252	48
187 Bennett Ave	0.62mi	2/1.5	925 (+13%)	0mo	$180,000	$195	46
138 Clark Ave	0.60mi	3/1.0 (+1)	890 (+9%)	8mo	$166,000	$187	45
171 Bennett Ave	0.60mi	3/2.0 (+1)	925 (+13%)	8mo	$200,000	$216	34

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.85×
• Total profit: $-5,967
• Equity at exit: $21,605

10-year hold

• IRR: 10.6%
• Equity multiple: 2.00×
• Total profit: $40,459
• Equity at exit: $12,528

Cash invested: $40,572 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$760
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $164

Break-even live

Break-even rent $1,173

Max offer price $144,900

Occupancy floor 83%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	43d	1	0.27mi
65 Waring Rd Rochester, NY	2.0	1.0	665	$848	$1.28	43d	1	0.32mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.37mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.37mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	2d	3	0.53mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.58mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	0.70mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.82mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	0.84mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.84mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	43d	1	0.85mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.87mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.89mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.89mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	0.95mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	0.95mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	43d	1	0.96mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	0.96mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	1.11mi
11 Renwood St Unit Dn Rochester, NY	2.0	1.0	690	$1,095	$1.59	23d	1	1.11mi
370 Melville St Rochester, NY	1.0	1.0	720	$850	$1.18	3d	1	1.18mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	1.26mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.27mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	23d	1	1.40mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.43mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	2d	8	1.47mi

Listing history 3 events

1. 2026-04-08
   status Pending
2. 2026-04-07
   historical Active Under Contract
3. 2026-04-01
   listed $144,900 Active

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$587/yr (+$49/mo · 46.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $16,557
• − Mortgage interest: −$8,117
• − Property taxes: −$1,275
• − Insurance: −$724
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,215
• Taxable loss: −$423
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,064/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

3 events — show timeline

• 2026-04-08 Pending — UNYREIS
• 2026-04-07 Contingent — UNYREIS
• 2026-04-01 Listed $144,900 UNYREIS

Property tax history

+4.5%/yr

Latest (2025): $1,275 · +0.0% YoY. Source: county tax records.