393 Brooks Ave · Rochester, NY 14619

$138,900

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 7 Days on market

Built 1920 4,792 sqft lot $117/sqft · 26% below area Est $187k · 26% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investers delight! Great fixer-flip oppertunity. Homes sell in 50-75 K range

Key facts

• Finished attic
• Outdoor entertaining
• Oversized gravel lot

Tags

• ENCLOSED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• FINISHED ATTIC
• OVERSIZED GRAVEL LOT
• OFF-STREET PARKING
• OUTDOOR ENTERTAINING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two stories; Existing property
• Construction: Vinyl siding; Block foundation
• Exterior features: Gravel driveway; Near public transit; Rectangular lot

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Entrance foyer; Eat-in kitchen; See remarks; Other
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).

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: 48 active listings in the ZIP; 18 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 $960 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $21k; list at $139k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,900

Questions for the listing agent

1. Built in 1920 — 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: 1.11% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $187,372
• List price: $138,900
• Delta: -25.87%
• 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
42 Winbourne Rd	0.42mi	2/1.0	1,196 (+1%)	0mo	$242,005	$202	78
214 Winbourne Rd	0.36mi	3/1.0 (+1)	1,152 (-3%)	0mo	$260,000	$226	74
36 Spruce Ave	0.42mi	3/1.0 (+1)	1,172 (-1%)	3mo	$165,000	$141	71
715 Genesee Park Blvd	0.43mi	3/1.0 (+1)	1,232 (+4%)	1mo	$146,000	$119	67
431 Post Ave	0.47mi	3/1.5 (+1)	1,227 (+4%)	1mo	$195,000	$159	64
247 Terrace Park	0.14mi	3/1.0 (+1)	1,020 (-14%)	2mo	$168,000	$165	64
65 Devon Rd	0.45mi	3/1.5 (+1)	1,296 (+10%)	2mo	$195,000	$150	55
84 Stratford Park	0.68mi	3/1.0 (+1)	1,275 (+8%)	1mo	$83,000	$65	50
393 Cottage St	0.74mi	2/1.0	1,286 (+9%)	2mo	$10,000	$8	50
75 Penhurst St	0.60mi	3/1.5 (+1)	1,326 (+12%)	3mo	$110,000	$83	42
797 Seward St	0.65mi	3/1.5 (+1)	1,336 (+13%)	1mo	$170,000	$127	40
316 Ravenwood Ave	0.72mi	3/1.0 (+1)	1,360 (+15%)	1mo	$175,000	$129	36

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,121
• Equity at exit: $20,710

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $26,500
• Equity at exit: $12,010

Cash invested: $38,892 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$728
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $336

Break-even live

Break-even rent $1,120

Max offer price $138,900

Occupancy floor 73%

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Brooks Ave Rochester, NY	1.0	1.0	700	$1,150	$1.64	21d	1	0.16mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.27mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	0.27mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	43d	1	0.31mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	0.34mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.36mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.40mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.45mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	0.47mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	0.80mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	0.95mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.11mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.12mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.19mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	1.36mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.39mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	1.47mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	2d	5	1.48mi

Listing history 7 events

1. 2026-05-13
   listed $138,900 Active 812-char remark
2. 2025-12-01
   historical
3. 2025-10-31
   price $169,900
4. 2025-09-28
   listed $175,000 Active
5. 2010-06-18
   soldstatus $21,000

   Show marketing remark (76 chars)

   Investers delight! Great fixer-flip oppertunity. Homes sell in 50-75 K range

6. 2010-04-21
   listed $24,900

   Show marketing remark (76 chars)

   Investers delight! Great fixer-flip oppertunity. Homes sell in 50-75 K range

7. 2003-08-04
   soldstatus $26,000

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$583/yr (+$49/mo · 49.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $18,545
• − Mortgage interest: −$7,781
• − Property taxes: −$1,181
• − Insurance: −$694
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,041
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $3,583/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+434.2% since first listed

8 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $138,900 UNYREIS
• 2025-12-01 Listing Removed — UNYREIS
• 2025-10-31 Price Changed $169,900 UNYREIS
• 2025-09-28 Listed $175,000 UNYREIS
• 2010-06-18 Sold (MLS) $21,000 UNYREIS
• 2010-04-21 Listed $24,900 UNYREIS
• 2003-08-04 Sold (Public Records) $26,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,181 · -39.3% YoY. Source: county tax records.