298 Fieldwood Dr · Rochester, NY 14609

$179,900

5 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 16 Days on market

Built 1933 4,000 sqft lot Est $182k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• 1% rule +7.1/10.0
• 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

BACK ON THE MARKET!!! Welcome to 298 Fieldwood Drive in the City of Rochester! This 5-bedroom, 2 full-bath home has been completely renovated from top to bottom and is truly move-in ready. Updates include brand-new flooring, fresh paint throughout, a fully updated kitchen with new appliances, and modern fixtures. The spacious first floor offers an inviting layout highlighted by a fireplace, perfect for everyday living or entertaining. Newly refinished hardwood floors run throughout the home, complemented by new stairs that add to the polished feel. The finished basement provides additional living space, ideal for a family room, home office, or recreation area. All of this comes with the add

Key facts

• Finished basement
• New appliances
• Fireplace

Tags

• FULLY UPDATED KITCHEN
• NEW APPLIANCES
• FINISHED BASEMENT
• REFINISHED HARDWOOD FLOORS
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 41% of the median local income ($65k/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 $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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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: 1.21% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $182,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
298 Fieldwood Dr	0.00mi	4/2.0 (-1)	1,320 (0%)	2mo	$193,000	$146	94
1542 N Goodman St	0.41mi	4/2.0 (-1)	1,340 (+2%)	0mo	$205,000	$153	73
1863 Norton St	0.35mi	4/1.0 (-1)	1,326 (+0%)	1mo	$155,000	$117	73
2012 Culver Rd	0.38mi	4/1.0 (-1)	1,332 (+1%)	6mo	$115,000	$86	67
265 Springfield Ave	0.47mi	4/1.5 (-1)	1,268 (-4%)	0mo	$200,000	$158	64
317 Cascade Pl	0.46mi	4/1.0 (-1)	1,267 (-4%)	5mo	$165,000	$130	59
88 Jackson St	0.70mi	5/1.0	1,344 (+2%)	2mo	$185,000	$138	58
467 Waring Rd	0.24mi	4/1.5 (-1)	1,475 (+12%)	7mo	$183,000	$124	56
281 Ellison St	0.70mi	4/3.0 (-1)	1,350 (+2%)	0mo	$184,000	$136	54
222 Vinal Ave	0.65mi	4/1.0 (-1)	1,304 (-1%)	6mo	$192,000	$147	54
201 Arbutus St	0.54mi	4/1.5 (-1)	1,180 (-11%)	0mo	$210,000	$178	50
204 Salisbury St	0.56mi	4/1.5 (-1)	1,449 (+10%)	1mo	$187,460	$129	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.38×
• Total profit: $19,268
• Equity at exit: $26,824

10-year hold

• IRR: 22.0%
• Equity multiple: 3.30×
• Total profit: $115,669
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$943
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $584

Break-even live

Break-even rent $1,442

Max offer price $179,900

Occupancy floor 68%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	0.48mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	0.71mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.89mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.89mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.01mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.11mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.28mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.31mi

Listing history 4 events

1. 2026-03-03
   status Pending
2. 2026-02-23
   status Active
3. 2026-02-05
   status Pending
4. 2026-01-28
   listed $179,900 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: $1,447 · $121/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: +$797/yr (+$66/mo · 55.1%)

ⓘ 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: $26,171
• − Mortgage interest: −$10,077
• − Property taxes: −$1,447
• − Insurance: −$900
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$5,233
• Taxable income: $4,326
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $5,969/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

4 events — show timeline

• 2026-03-03 Pending — UNYREIS
• 2026-02-23 Relisted — UNYREIS
• 2026-02-05 Pending — UNYREIS
• 2026-01-28 Listed $179,900 UNYREIS

Property tax history

+2.5%/yr

Latest (2025): $1,447 · +0.0% YoY. Source: county tax records.