19 Fairview Ct · Rochester, NY 14612

$134,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 10 Days on market

Built 1956 7,100 sqft lot Est $223k · 40% 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 +25.3/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +8.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for the perfect first home with 3 bedrooms, 1 ½ baths, then this is your opportunity! You get a cozy kitchen and a eat-in dining space. There is a large lovely formal living room and sun room. There is new carpet throughout the house. There is an office that is in the basement with a multi-funictional space. You get all of this in a quiet little neighborhood that minutes away from Charlotte beach and Ontario Beach park. PLUS, at this price, this house won’t last long! OWNERS NEED 24 HOUR NOTICE FOR SHOWINGS

Key facts

• 7,100 sq ft lot
• Garage
• Built 1956

Tags

• WALKING DISTANCE TO BEACH
• WALKING DISTANCE TO BUS LINE
• CLOSE TO ALL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).

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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $926 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 + 5.4% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $222,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Camden St	0.14mi	3/1.0	1,322 (-2%)	0mo	$282,000	$213	90
86 Henley St	0.16mi	3/1.0	1,275 (-6%)	10mo	$200,000	$157	75
25 Meech Park	0.48mi	3/1.0	1,368 (+1%)	9mo	$160,000	$117	68
25 Lakeland Ave	0.37mi	3/1.5	1,459 (+8%)	8mo	$165,000	$113	60
82 Lakeland Ave	0.29mi	3/1.5	1,500 (+11%)	7mo	$180,000	$120	60
497 Hampton Blvd	0.71mi	3/1.0	1,296 (-4%)	7mo	$224,000	$173	54
264 Alpine Rd	0.65mi	3/1.0	1,292 (-4%)	10mo	$120,000	$93	54
211 Pebbleview Dr	0.57mi	3/1.5	1,496 (+11%)	1mo	$260,000	$174	53
760 Beach Ave	0.59mi	3/1.5	1,450 (+7%)	8mo	$550,000	$379	52
83 Dohrcrest Dr	0.73mi	3/2.0	1,284 (-5%)	8mo	$225,000	$175	47
522 Latta Rd	0.55mi	2/2.0 (-1)	1,515 (+12%)	4mo	$250,000	$165	42
158 Stutson St	0.54mi	2/2.0 (-1)	1,169 (-13%)	5mo	$185,000	$158	39

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,465
• Equity at exit: $19,980

10-year hold

• IRR: 14.0%
• Equity multiple: 2.27×
• Total profit: $47,786
• Equity at exit: $11,586

Cash invested: $37,520 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$703
• Tax from tax record: −$435 /mo · $5,216/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $304

Break-even live

Break-even rent $1,510

Max offer price $134,000

Occupancy floor 79%

Sensitivity live

Price	-10% $380	-5% $342	+0% $304	+5% $266	+10% $228
Rent	-10% $154	-5% $229	+0% $304	+5% $379	+10% $454
Rate	-1.0pp $371	-0.5pp $338	base $304	+0.5pp $269	+1.0pp $234

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	3d	1	0.30mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	3d	1	0.31mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	44d	1	0.70mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	15d	1	1.16mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	3d	1	1.18mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.31mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	1.33mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	3d	5	1.43mi
1495 Beach Ave Rochester, NY	4.0	1.5	1494	$2,800	$1.87	44d	1	1.44mi

Listing history 10 events

1. 2026-04-23
   status Pending
2. 2026-04-13
   listed $134,000 Active
3. 2019-06-24
   soldstatus $140,000 Closed Sale or Rented 544-char remark

   Show marketing remark (544 chars)

   If you are looking for the perfect first home with 3 bedrooms, 1 ½ baths, then this is your opportunity! You get a cozy kitchen and a eat-in dining space. There is a large lovely formal living room and sun room. There is new carpet throughout the house. There is an office that is in the basement with a multi-funictional space. You get all of this in a quiet little neighborhood that minutes away from Charlotte beach and Ontario Beach park. PLUS, at this price, this house won’t last long! OWNERS NEED 24 HOUR NOTICE FOR SHOWINGS

4. 2019-05-13
   status Pending Sale 544-char remark

   Show marketing remark (544 chars)

   If you are looking for the perfect first home with 3 bedrooms, 1 ½ baths, then this is your opportunity! You get a cozy kitchen and a eat-in dining space. There is a large lovely formal living room and sun room. There is new carpet throughout the house. There is an office that is in the basement with a multi-funictional space. You get all of this in a quiet little neighborhood that minutes away from Charlotte beach and Ontario Beach park. PLUS, at this price, this house won’t last long! OWNERS NEED 24 HOUR NOTICE FOR SHOWINGS

5. 2019-05-08
   listed $121,000 Active 544-char remark

   Show marketing remark (544 chars)

   If you are looking for the perfect first home with 3 bedrooms, 1 ½ baths, then this is your opportunity! You get a cozy kitchen and a eat-in dining space. There is a large lovely formal living room and sun room. There is new carpet throughout the house. There is an office that is in the basement with a multi-funictional space. You get all of this in a quiet little neighborhood that minutes away from Charlotte beach and Ontario Beach park. PLUS, at this price, this house won’t last long! OWNERS NEED 24 HOUR NOTICE FOR SHOWINGS

6. 2018-12-18
   status Under Contract- Do Not Show
7. 2018-12-17
   historical
8. 2018-12-13
   listed $114,900 Active
9. 2005-08-30
   soldstatus $105,500
10. 2004-12-28
    soldstatus $90,000

ⓘ 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: $5,216 · $435/mo
• Projected year-2 tax: $5,216 · $435/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $22,742
• − Mortgage interest: −$7,506
• − Property taxes: −$5,216
• − Insurance: −$670
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$3,898
• Taxable income: $1,813
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,213/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: 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

+48.9% since first listed

10 events — show timeline

• 2026-04-23 Pending — UNYREIS
• 2026-04-13 Listed $134,000 UNYREIS
• 2019-06-24 Sold (MLS) $140,000 UNYREIS
• 2019-05-13 Pending — UNYREIS
• 2019-05-08 Listed $121,000 UNYREIS
• 2018-12-18 Pending — UNYREIS
• 2018-12-17 Listing Removed — UNYREIS
• 2018-12-13 Listed $114,900 UNYREIS
• 2005-08-30 Sold (Public Records) $105,500 Public Records
• 2004-12-28 Sold (Public Records) $90,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,216 · +0.6% YoY. Source: county tax records.