55 Blue Ridge Trl · Rochester, NY 14624

$199,900

4 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 7 Days on market

Built 1979 0.29 ac lot $144/sqft · 34% below area Est $303k · 34% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +8.1/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Need more space? This move in ready home has 2 bedrooms on the main level and 2 possible bedrooms downstairs with a second bath room equipped with a standing shower. Very well maintained with a lot of fresh paint through out. Plenty of storage space with an attached 2 car garage and a well built shed. Make an offer before it is SOLD! Check out the 3D tour (will be available later on 1/25)

Key facts

• Tear off roof
• Recent updates
• Move in ready

Tags

• MOVE IN READY
• MULTIPLE LIVING SPACES
• OPEN CONCEPT LAYOUT
• RECENT UPDATES
• TEAR OFF ROOF
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage with automatic door opener; Driveway; 2-car garage
• Utilities: Sewer connected; Water from spring
• Home design: Single-story home; Resale property; Asphalt roof; Vinyl siding exterior; City street frontage; Irregular residential lot (77 x 135)
• Construction: Built as existing structure; Block foundation
• Exterior features: Blacktop driveway; Shed(s) and storage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Kitchen/family room combo; Living/dining room; Bedroom on main level; Main level primary; Full, partially finished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).

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.
• Gates-Chili Central School District (suburban): math 41% / reading 42% proficiency, ranked #491 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($88k/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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 2.8% of price.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1979 — 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: 1.31% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 6.4

CMA / ARV

• ARV (median comp): $303,190
• List price: $199,900
• Delta: -34.07%
• 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
15 Jacklyn Dr	0.57mi	3/1.5 (-1)	1,408 (+1%)	1mo	$195,000	$138	63
5 Yankee Ct	0.31mi	3/1.5 (-1)	1,514 (+9%)	10mo	$220,000	$145	55
11 Battle Green Dr	0.42mi	3/2.0 (-1)	1,520 (+10%)	6mo	$283,000	$186	54
27 Flint Lock Cir	0.20mi	3/1.5 (-1)	1,570 (+13%)	13mo	$254,000	$162	51
58 Hay Market Rd	0.62mi	4/1.5	1,512 (+9%)	5mo	$253,000	$167	50
3 Kings Way	0.52mi	3/2.0 (-1)	1,579 (+14%)	0mo	$331,500	$210	48
30 Constitution Cir	0.25mi	3/1.5 (-1)	1,576 (+14%)	14mo	$322,000	$204	47
29 Jacklyn Dr	0.45mi	4/2.0	1,588 (+14%)	11mo	$235,000	$148	46
5 Wellington Ponds	0.70mi	3/1.5 (-1)	1,440 (+4%)	18mo	$250,000	$174	39
9 Hillcrest Dr	0.74mi	3/1.5 (-1)	1,542 (+11%)	7mo	$211,000	$137	34
773 Marshall Rd	0.73mi	4/1.0	1,572 (+13%)	8mo	$230,000	$146	34
15 Wellington Ponds	0.72mi	3/2.5 (-1)	1,560 (+12%)	17mo	$184,000	$118	25

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,300
• Equity at exit: $29,806

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $37,218
• Equity at exit: $17,284

Cash invested: $55,972 (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 14624

• Active inventory: 127
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,612 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$462 /mo · $5,547/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $470

Break-even live

Break-even rent $2,018

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Red Bud Rd Rochester, NY	4.0	1.5	1568	$2,600	$1.66	19d	1	1.23mi

Listing history 15 events

1. 2026-05-07
   status Pending 1024-char remark
2. 2026-04-30
   listed $199,900 Active 1024-char remark
3. 2019-05-17
   soldstatus $132,000
4. 2019-05-16
   soldstatus $132,000 Closed Sale or Rented 391-char remark

   Show marketing remark (391 chars)

   Need more space? This move in ready home has 2 bedrooms on the main level and 2 possible bedrooms downstairs with a second bath room equipped with a standing shower. Very well maintained with a lot of fresh paint through out. Plenty of storage space with an attached 2 car garage and a well built shed. Make an offer before it is SOLD! Check out the 3D tour (will be available later on 1/25)

5. 2019-01-29
   status Under Contract- Do Not Show 391-char remark

   Show marketing remark (391 chars)

   Need more space? This move in ready home has 2 bedrooms on the main level and 2 possible bedrooms downstairs with a second bath room equipped with a standing shower. Very well maintained with a lot of fresh paint through out. Plenty of storage space with an attached 2 car garage and a well built shed. Make an offer before it is SOLD! Check out the 3D tour (will be available later on 1/25)

6. 2019-01-25
   listed $132,000 Active 391-char remark

   Show marketing remark (391 chars)

   Need more space? This move in ready home has 2 bedrooms on the main level and 2 possible bedrooms downstairs with a second bath room equipped with a standing shower. Very well maintained with a lot of fresh paint through out. Plenty of storage space with an attached 2 car garage and a well built shed. Make an offer before it is SOLD! Check out the 3D tour (will be available later on 1/25)

7. 2016-12-30
   historical
8. 2016-07-14
   status Active
9. 2016-07-14
   historical
10. 2016-06-28
    listed $124,900 Active
11. 2015-11-03
    price $124,900
12. 2015-10-19
    listed $124,900
13. 2012-05-21
    soldstatus $106,000
14. 2012-05-07
    soldstatus $106,000
15. 2012-01-06
    listed $109,900

ⓘ 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: $5,547 · $462/mo
• Projected year-2 tax: $5,547 · $462/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 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: $31,347
• − Mortgage interest: −$11,198
• − Property taxes: −$5,547
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − Depreciation: −$5,815
• Taxable income: $2,772
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,973/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: Gates-Chili Central School District
• NCES district ID: 3611880
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,045
• Composite: 36.23/100
• National rank: #4719
• State rank: #491 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): 38,626
• Household income: $87,989
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 584.0

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 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Iranian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, India
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% 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: ▼ -151.26%
• Current HPI: 267.356
• Rent YoY: —
• 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

+150.2% since first listed

16 events — show timeline

• 2026-06-12 Sold (MLS) $275,000 UNYREIS
• 2026-05-07 Pending — UNYREIS
• 2026-04-30 Listed $199,900 UNYREIS
• 2019-05-17 Sold (Public Records) $132,000 Public Records
• 2019-05-16 Sold (MLS) $132,000 UNYREIS
• 2019-01-29 Pending — UNYREIS
• 2019-01-25 Listed $132,000 UNYREIS
• 2016-12-30 Listing Removed — UNYREIS
• 2016-07-14 Relisted — UNYREIS
• 2016-07-14 Listing Removed — UNYREIS
• 2016-06-28 Listed $124,900 UNYREIS
• 2015-11-03 Price Changed $124,900 WNYREIS
• 2015-10-19 Listed $124,900 UNYREIS
• 2012-05-21 Sold (Public Records) $106,000 Public Records
• 2012-05-07 Sold (MLS) $106,000 UNYREIS
• 2012-01-06 Listed $109,900 UNYREIS

Property tax history

+1.1%/yr

Latest (2025): $5,547 · -8.5% YoY. Source: county tax records.