34 Carlisle St · Rochester, NY 14615

$179,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 20 Days on market

Built 1922 4,356 sqft lot Est $186k · at est.

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Why this score? — see what drove the D+ 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 +17.5/30.0
• ARV discount +9.1/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• 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

Welcome to 34 Carlisle, This Charming 3 Bedroom 1 bath home is nestled on a quiet street close to all amenities. As you pass thru the Kitchen into the dinning area you will find a large living room with builtin shelving. Upstairs features 3 Bedrooms and a full bath. The large inviting porch is a perfect entryway into the home. Full basement and detached garage as well.

Key facts

• Thermal-pane windows
• New flooring
• Upstairs bathroom

Tags

• UPDATED KITCHEN
• NEW COUNTERTOPS
• NEW CABINETS
• NEW FLOORING
• THERMAL-PANE WINDOWS
• UPSTAIRS BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $158k (12.1% below list).
• Recommended offer: $158k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 75 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/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 $5k 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

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,120 (12.1% below list)

Questions for the listing agent

1. Built in 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $186,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Maynard St	0.04mi	2/1.0 (-1)	1,080 (+7%)	2mo	$175,000	$162	79
131 Langford Rd	0.38mi	3/1.0	1,026 (+2%)	0mo	$225,000	$219	79
34 Carlisle St	0.00mi	3/1.0	1,155 (+15%)	0mo	$183,000	$158	75
46 Maynard St	0.06mi	3/1.0	1,152 (+14%)	1mo	$220,000	$191	72
87 Christian Ave	0.40mi	3/1.5	1,080 (+7%)	1mo	$219,700	$203	66
57 Ross St	0.57mi	3/1.0	1,052 (+4%)	0mo	$225,000	$214	66
353 Bernice St	0.53mi	2/2.0 (-1)	990 (-2%)	3mo	$170,000	$172	61
40 Chad Cir	0.56mi	3/1.0	1,088 (+8%)	2mo	$230,000	$211	59
138 Steko Ave	0.55mi	3/1.0	1,085 (+8%)	4mo	$152,500	$141	58
77 Lyncrest Dr	0.67mi	2/1.0 (-1)	1,065 (+6%)	3mo	$147,500	$138	52
43 Rand St	0.61mi	2/1.0 (-1)	1,156 (+15%)	1mo	$110,000	$95	41
534 Newbury St	0.73mi	2/1.0 (-1)	891 (-12%)	1mo	$165,000	$185	41

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-20,418
• Equity at exit: $26,824

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-6,693
• Equity at exit: $15,554

Cash invested: $50,372 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 75
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$943
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $138

Break-even live

Break-even rent $1,406

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $240	-5% $189	+0% $138	+5% $87	+10% $36
Rent	-10% $13	-5% $76	+0% $138	+5% $200	+10% $263
Rate	-1.0pp $229	-0.5pp $184	base $138	+0.5pp $91	+1.0pp $44

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	4d	63	0.33mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	4d	17	0.47mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	25d	1	0.54mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	16d	1	0.87mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	0.98mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	4d	1	1.08mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	5d	1	1.16mi
1370 Ridgeway Ave Rochester, NY	2.0	1.0	800	$1,250	$1.56	25d	1	1.17mi
266 Hoover Dr Rochester, NY	3.0	1.0	816	$2,295	$2.81	4d	1	1.20mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	16d	1	1.26mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	16d	1	1.33mi
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,535	$2.03	4d	7	1.43mi

Listing history 13 events

1. 2026-04-16
   status Pending
2. 2026-04-06
   price $179,900
3. 2026-03-28
   price $184,900
4. 2026-03-27
   listed $189,900 Active
5. 2026-01-23
   soldstatus $120,000 Closed 371-char remark

   Show marketing remark (371 chars)

   Welcome to 34 Carlisle, This Charming 3 Bedroom 1 bath home is nestled on a quiet street close to all amenities. As you pass thru the Kitchen into the dinning area you will find a large living room with builtin shelving. Upstairs features 3 Bedrooms and a full bath. The large inviting porch is a perfect entryway into the home. Full basement and detached garage as well.

6. 2026-01-23
   soldstatus $120,000

   Show marketing remark (371 chars)

   Welcome to 34 Carlisle, This Charming 3 Bedroom 1 bath home is nestled on a quiet street close to all amenities. As you pass thru the Kitchen into the dinning area you will find a large living room with builtin shelving. Upstairs features 3 Bedrooms and a full bath. The large inviting porch is a perfect entryway into the home. Full basement and detached garage as well.

7. 2025-10-28
   status Pending 371-char remark

   Show marketing remark (371 chars)

   Welcome to 34 Carlisle, This Charming 3 Bedroom 1 bath home is nestled on a quiet street close to all amenities. As you pass thru the Kitchen into the dinning area you will find a large living room with builtin shelving. Upstairs features 3 Bedrooms and a full bath. The large inviting porch is a perfect entryway into the home. Full basement and detached garage as well.

8. 2025-10-02
   listed $114,900 Active 371-char remark

   Show marketing remark (371 chars)

   Welcome to 34 Carlisle, This Charming 3 Bedroom 1 bath home is nestled on a quiet street close to all amenities. As you pass thru the Kitchen into the dinning area you will find a large living room with builtin shelving. Upstairs features 3 Bedrooms and a full bath. The large inviting porch is a perfect entryway into the home. Full basement and detached garage as well.

9. 2016-11-14
   soldstatus $57,500 Closed Sale or Rented 164-char remark

   Show marketing remark (164 chars)

   Welcome to 34 Carlisle St! Great 3 bedroom home waiting just for you! Fully fenced backyard, enclosed porch and hardwood floors. Call to schedule a showing today!

10. 2016-11-14
    soldstatus $57,500

    Show marketing remark (164 chars)

    Welcome to 34 Carlisle St! Great 3 bedroom home waiting just for you! Fully fenced backyard, enclosed porch and hardwood floors. Call to schedule a showing today!

11. 2016-08-18
    listed $64,900 Active 164-char remark

    Show marketing remark (164 chars)

    Welcome to 34 Carlisle St! Great 3 bedroom home waiting just for you! Fully fenced backyard, enclosed porch and hardwood floors. Call to schedule a showing today!

12. 2013-02-26
    listed $60,000
13. 1998-02-02
    soldstatus $59,900

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $2,077 · $173/mo
• Expected delta: +$964/yr (+$80/mo · 86.6%)

ⓘ 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 · 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: $18,974
• − Mortgage interest: −$10,077
• − Property taxes: −$1,113
• − Insurance: −$900
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,233
• Taxable loss: −$1,385
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,989/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

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: ▼ -31.81%
• Current HPI: 240.6896
• 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

+200.3% since first listed

13 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-06 Price Changed $179,900 UNYREIS
• 2026-03-28 Price Changed $184,900 UNYREIS
• 2026-03-27 Listed $189,900 UNYREIS
• 2026-01-23 Sold (Public Records) $120,000 Public Records
• 2026-01-23 Sold (MLS) $120,000 UNYREIS
• 2025-10-28 Pending — UNYREIS
• 2025-10-02 Listed $114,900 UNYREIS
• 2016-11-14 Sold (Public Records) $57,500 Public Records
• 2016-11-14 Sold (MLS) $57,500 UNYREIS
• 2016-08-18 Listed $64,900 UNYREIS
• 2013-02-26 Listed $60,000 UNYREIS
• 1998-02-02 Sold (Public Records) $59,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,113 · +0.0% YoY. Source: county tax records.