566 Lexington Ave · Rochester, NY 14613

$118,900

3 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 34 Days on market

Built 1913 5,600 sqft lot $98/sqft · at area comps Est $120k · 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks

Step inside this warm and inviting home offering plenty of space and flexibility for a variety of needs. The main floor features a convenient bedroom with its own private bathroom and shower, along with an additional half bath for guests. Upstairs, you'll find three comfortable bedrooms and a full bath, while the finished attic adds even more living space with its own half bath—perfect for a primary suite, home office, playroom, or guest area. Outside, enjoy a covered front porch, a large deck overlooking the nice-sized backyard, and plenty of room for relaxing, entertaining, or outdoor activities. A detached two-car garage provides additional storage and convenience. The clean, unfin

Key facts

• 5,600 sq ft lot
• Garage
• Built 1913

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% 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: 71 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $822 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 + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask is 198% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,333 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $120,482
• List price: $118,900
• Delta: -1.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Lakeview Park	0.20mi	3/1.0	1,326 (+9%)	3mo	$185,000	$140	74
22 Starling St	0.05mi	4/1.5 (+1)	1,344 (+10%)	2mo	$100,000	$74	72
533 Augustine St	0.45mi	3/1.0	1,262 (+4%)	5mo	$181,000	$143	69
225 Bryan St	0.34mi	3/1.0	1,315 (+8%)	3mo	$92,000	$70	69
42 Curtis St	0.47mi	3/1.5	1,287 (+6%)	4mo	$85,000	$66	64
12 Oriole St	0.28mi	3/1.0	1,040 (-15%)	3mo	$115,000	$111	60
55 Santee St	0.64mi	3/1.5	1,272 (+4%)	1mo	$124,900	$98	60
539 Lakeview Park	0.22mi	4/1.0 (+1)	1,398 (+15%)	2mo	$150,000	$107	59
301 Avery St	0.65mi	3/1.0	1,296 (+6%)	1mo	$80,000	$62	58
27 Leavenworth St	0.73mi	2/1.0 (-1)	1,233 (+1%)	2mo	$72,000	$58	58
175 Curlew St	0.34mi	3/1.0	1,056 (-13%)	5mo	$120,000	$114	57
1008 Glide St	0.70mi	3/1.5	1,106 (-9%)	1mo	$200,000	$181	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.14×
• Total profit: $4,817
• Equity at exit: $17,728

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $35,097
• Equity at exit: $10,280

Cash invested: $33,292 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$624
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $379

Break-even live

Break-even rent $916

Max offer price $118,900

Occupancy floor 68%

Sensitivity live

Price	-10% $446	-5% $412	+0% $379	+5% $345	+10% $311
Rent	-10% $269	-5% $324	+0% $379	+5% $434	+10% $489
Rate	-1.0pp $439	-0.5pp $409	base $379	+0.5pp $348	+1.0pp $317

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	0.42mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	0.44mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	0.57mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	0.67mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.79mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	0.82mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	0.88mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	0.89mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.90mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.95mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	0.96mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	24d	1	1.06mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.10mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	1.12mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	1.16mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.19mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	1.22mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	15d	1	1.30mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	1.34mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.37mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	1.41mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.42mi

Listing history 10 events

1. 2026-06-03
   days on market $118,900 Active 34 DOM
2. 2026-06-01
   days on market $118,900 Active 33 DOM
3. 2026-05-31
   days on market $118,900 Active 32 DOM
4. 2026-04-29
   listed $118,900 Active 886-char remark
5. 2017-02-28
   historical
6. 2016-12-14
   listed $39,900 Active
7. 2016-05-03
   historical
8. 2015-11-02
   listed $34,900 Active
9. 2015-08-27
   historical
10. 2015-06-25
    listed $39,900 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: $605 · $50/mo
• Projected year-2 tax: $1,307 · $109/mo
• Expected delta: +$702/yr (+$59/mo · 116.0%)

ⓘ 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 ≥96°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: $16,743
• − Mortgage interest: −$6,660
• − Property taxes: −$605
• − Insurance: −$594
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,459
• Taxable income: $2,745
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,886/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): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% 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: ▼ -5.56%
• Current HPI: 274.2485
• 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

+0.0% since first listed

6 events — show timeline

• 2017-02-28 Listing Removed — UNYREIS
• 2016-12-14 Listed $39,900 UNYREIS
• 2016-05-03 Listing Removed — UNYREIS
• 2015-11-02 Listed $34,900 UNYREIS
• 2015-08-27 Listing Removed — UNYREIS
• 2015-06-25 Listed $39,900 UNYREIS

Property tax history

-0.1%/yr

Latest (2025): $605 · -61.8% YoY. Source: county tax records.