493 Benton St · Rochester, NY 14620

$200,000

3 bd · 1.5 ba · 1,582 sqft · SingleFamily public records · 6 Days on market

Built 1900 3,285 sqft lot $126/sqft · 24% below area Est $265k · 24% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sought after Swillburg neighborhood! This listing offers off-street parking, rear deck, fully fenced yard, open front porch, partially fin attic. All appl included. 2016 Upgraded elec panel box, updated half BA incl radiant heated floor. 2015 Back door repl by French doors w/ integrated blinds. 2012 Driveway completely replaced. Full tear-off roof w/ 30 yr arch shingles; incl 10 yr transf warranty. 2011 All 2nd story windows repl w/ triple pane. 2010 All 1st floor windows repl (triple pane in front, double pane back & side). Glass block bsmt windows installed. Showings commence on Sat 8/6.

Key facts

• Glass block windows
• Open front porch
• Rear deck

Tags

• OFF-STREET PARKING
• REAR DECK
• FULLY FENCED YARD
• OPEN FRONT PORCH
• PARTIALLY FINISHED ATTIC
• GLASS BLOCK WINDOWS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story house; Existing construction; Asphalt architectural shingle roof; Block foundation
• Construction: Composite siding; Copper plumbing; Built as existing structure
• Exterior features: Blacktop driveway; Deck (open); Porch; Fully fenced yard; Shed(s)/storage

Interior

• Kitchen: Eat-in kitchen; Appliances negotiable
• Bedrooms: Total rooms: 7 (includes living spaces such as living room, office, entry foyer, laundry)
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Window air conditioning units
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Pantry; Natural woodwork; Thermal windows
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $194k (2.9% below list).
• Recommended offer: $194k (2.9% 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 (+1.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% of the median local income ($62k/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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago 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.
• Current owner paid $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,194 (2.9% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.97% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $264,578
• List price: $200,000
• Delta: -24.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Henrietta St	0.09mi	3/2.0	1,665 (+5%)	2mo	$300,000	$180	84
461 Benton St	0.05mi	4/1.5 (+1)	1,500 (-5%)	1mo	$270,000	$180	83
521 Benton St	0.04mi	3/1.0	1,440 (-9%)	1mo	$250,000	$174	80
890 South Goodman St	0.42mi	4/2.0 (+1)	1,586 (+0%)	4mo	$215,000	$136	70
819 Goodman St S	0.36mi	4/1.5 (+1)	1,644 (+4%)	2mo	$220,000	$134	70
35 Woodlawn St	0.52mi	3/1.5	1,636 (+3%)	2mo	$237,000	$145	69
90 Avondale Park	0.55mi	3/2.0	1,616 (+2%)	2mo	$245,000	$152	68
57 Willard Ave	0.68mi	3/2.0	1,612 (+2%)	1mo	$300,000	$186	62
94 Belmont St	0.59mi	4/1.5 (+1)	1,663 (+5%)	0mo	$285,000	$171	59
24 Goebel Pl	0.48mi	3/2.0	1,430 (-10%)	3mo	$248,000	$173	57
130 Cobb	0.69mi	3/2.0	1,690 (+7%)	3mo	$357,100	$211	52
176 Caroline St	0.54mi	2/1.5 (-1)	1,408 (-11%)	3mo	$250,000	$178	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-18,978
• Equity at exit: $29,821

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-8,569
• Equity at exit: $17,292

Cash invested: $56,000 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $266

Break-even live

Break-even rent $1,606

Max offer price $200,000

Occupancy floor 81%

Sensitivity live

Price	-10% $379	-5% $322	+0% $266	+5% $209	+10% $153
Rent	-10% $112	-5% $189	+0% $266	+5% $342	+10% $419
Rate	-1.0pp $366	-0.5pp $317	base $266	+0.5pp $214	+1.0pp $161

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	11d	1	0.10mi
164 Laburnam Cres Rochester, NY	2.0	2.0	1328	$1,900	$1.43	44d	1	0.19mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	45d	1	0.28mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	3d	1	0.34mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	44d	1	0.35mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	11d	1	0.36mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	0.36mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	868	$2,506	$2.89	3d	8	0.37mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	22d	1	0.39mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	44d	1	0.45mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	3d	1	0.49mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	0.50mi
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	24d	1	0.51mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	3d	1	0.53mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	0.56mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	3d	1	0.57mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.62mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.63mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	3d	1	0.63mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	0.64mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	44d	1	0.72mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	44d	1	0.79mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	0.80mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	0.80mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	0.85mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.87mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	24d	1	0.92mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	19d	1	0.93mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	0.95mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	1.01mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.02mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.09mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	3d	19	1.11mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.13mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	1.15mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.16mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	1.17mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.29mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	44d	1	1.31mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	3d	11	1.33mi

Listing history 8 events

1. 2026-05-12
   status Pending 815-char remark
2. 2026-05-06
   listed $200,000 Active 815-char remark
3. 2016-11-03
   soldstatus $130,000
4. 2016-11-02
   soldstatus $130,000 Closed Sale or Rented 602-char remark

   Show marketing remark (602 chars)

   Sought after Swillburg neighborhood! This listing offers off-street parking, rear deck, fully fenced yard, open front porch, partially fin attic. All appl included. 2016 Upgraded elec panel box, updated half BA incl radiant heated floor. 2015 Back door repl by French doors w/ integrated blinds. 2012 Driveway completely replaced. Full tear-off roof w/ 30 yr arch shingles; incl 10 yr transf warranty. 2011 All 2nd story windows repl w/ triple pane. 2010 All 1st floor windows repl (triple pane in front, double pane back & side). Glass block bsmt windows installed. Showings commence on Sat 8/6.

5. 2016-08-23
   status Pending Sale 602-char remark

   Show marketing remark (602 chars)

   Sought after Swillburg neighborhood! This listing offers off-street parking, rear deck, fully fenced yard, open front porch, partially fin attic. All appl included. 2016 Upgraded elec panel box, updated half BA incl radiant heated floor. 2015 Back door repl by French doors w/ integrated blinds. 2012 Driveway completely replaced. Full tear-off roof w/ 30 yr arch shingles; incl 10 yr transf warranty. 2011 All 2nd story windows repl w/ triple pane. 2010 All 1st floor windows repl (triple pane in front, double pane back & side). Glass block bsmt windows installed. Showings commence on Sat 8/6.

6. 2016-08-04
   listed $124,900 Active 602-char remark

   Show marketing remark (602 chars)

   Sought after Swillburg neighborhood! This listing offers off-street parking, rear deck, fully fenced yard, open front porch, partially fin attic. All appl included. 2016 Upgraded elec panel box, updated half BA incl radiant heated floor. 2015 Back door repl by French doors w/ integrated blinds. 2012 Driveway completely replaced. Full tear-off roof w/ 30 yr arch shingles; incl 10 yr transf warranty. 2011 All 2nd story windows repl w/ triple pane. 2010 All 1st floor windows repl (triple pane in front, double pane back & side). Glass block bsmt windows installed. Showings commence on Sat 8/6.

7. 2009-08-17
   soldstatus $114,000
8. 1999-03-12
   soldstatus $45,000

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$873/yr (+$73/mo · 53.4%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,303
• − Mortgage interest: −$11,203
• − Property taxes: −$1,635
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$5,818
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $3,209/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% 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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+344.4% since first listed

8 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-05-06 Listed $200,000 UNYREIS
• 2016-11-03 Sold (Public Records) $130,000 Public Records
• 2016-11-02 Sold (MLS) $130,000 UNYREIS
• 2016-08-23 Pending — UNYREIS
• 2016-08-04 Listed $124,900 UNYREIS
• 2009-08-17 Sold (Public Records) $114,000 Public Records
• 1999-03-12 Sold (Public Records) $45,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,635 · -9.6% YoY. Source: county tax records.