85 Sheppler St · Rochester, NY 14612

$149,900

2 bd · 1.5 ba · 1,074 sqft · SingleFamily public records · 6 Days on market

Built 1916 8,960 sqft lot $140/sqft · 27% below area Est $206k · 27% under

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Why this score? — see what drove the C+ 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

WOW! Fall in LOVE with this IMMACULATELY UPDATED home in the Charlotte neighborhood! Welcome to 85 Sheppler St, perfectly situated just minutes from Lake Ontario, Irondequoit Bay, Seabreeze, parks, trails, restaurants and everyday amenities. This 2 bedroom, 1.5 bath colonial offers 1,074 sq ft of thoughtfully updated living space on a fully fenced 0.20 acre lot…truly the perfect blend of affordability and style! You’ll be greeted by a storybook exterior and cozy enclosed front porch. Step inside to a light-filled living room and sitting area with NEW carpet (’25), creating a warm and inviting space to unwind. The sun drenched dining room features sliders that open to

Key facts

• Backyard retreat
• Fully fenced lot
• Enclosed front porch

Tags

• FULLY FENCED LOT
• ENCLOSED FRONT PORCH
• LIGHT FILLED LIVING ROOM
• SUN DRENCHED DINING ROOM
• BACKYARD RETREAT
• EXPANSIVE PAVER PATIOS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story (total stories listed as 1); Resale property; City street frontage; Rectangular, wooded residential lot
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof; Block foundation; Copper plumbing; Existing (year built details)
• Exterior features: Deck; Porch; Enclosed porch; Blacktop driveway; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Refrigerator; Dishwasher; Country-style / eat-in kitchen; Walk-in pantry; Exhaust fan
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level; Additional bedroom/other on second level
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Gas forced air heating; Programmable thermostat
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Country kitchen; Sliding glass door(s); Walk-in pantry; Natural woodwork; Bath in primary bedroom; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: Rents rising fast (+5.4%/yr); 129 active listings in the ZIP; 19 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 $1k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1916 — 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: 1.02% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $205,526
• List price: $149,900
• Delta: -27.07%
• 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
85 Sheppler St	0.00mi	2/1.5	1,074 (0%)	0mo	$233,000	$217	100
69 Chippendale Rd	0.41mi	3/1.0 (+1)	1,062 (-1%)	0mo	$185,000	$174	72
188 Estall Rd	0.56mi	2/1.5	1,093 (+2%)	3mo	$150,000	$137	68
106 Chippendale Rd	0.43mi	2/1.0	1,018 (-5%)	5mo	$165,000	$162	65
140 Stone Rd	0.24mi	3/1.0 (+1)	978 (-9%)	7mo	$180,000	$184	61
198 Weston Rd	0.53mi	2/1.0	1,140 (+6%)	4mo	$179,000	$157	59
128 Wendhurst Dr	0.43mi	3/1.5 (+1)	977 (-9%)	5mo	$150,000	$154	56
232 Almay Rd	0.62mi	3/1.0 (+1)	1,122 (+4%)	2mo	$185,000	$165	54
43 Britton Rd	0.46mi	3/2.0 (+1)	1,200 (+12%)	3mo	$177,500	$148	50
159 Forgham Rd	0.43mi	3/1.5 (+1)	1,232 (+15%)	6mo	$180,000	$146	45
212 Almay Rd	0.61mi	3/1.0 (+1)	1,200 (+12%)	4mo	$118,000	$98	42
248 Haviland Park	0.72mi	3/2.0 (+1)	1,227 (+14%)	8mo	$160,000	$130	29

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,514
• Equity at exit: $22,351

10-year hold

• IRR: 9.8%
• Equity multiple: 1.83×
• Total profit: $34,820
• Equity at exit: $12,961

Cash invested: $41,972 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$786
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $268

Break-even live

Break-even rent $1,184

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $353	-5% $311	+0% $268	+5% $226	+10% $184
Rent	-10% $148	-5% $208	+0% $268	+5% $329	+10% $389
Rate	-1.0pp $344	-0.5pp $307	base $268	+0.5pp $230	+1.0pp $190

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	0.46mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	0.52mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.56mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.58mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	0.66mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	0.66mi
3704 Lake Ave Rochester, NY	1.0	1.0	750	$1,200	$1.60	24d	1	0.67mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	0.74mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	0.82mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	0.82mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	0.87mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	0.93mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	0.95mi
38 Valley St Apt 4 Rochester, NY	1.0	1.0	700	$995	$1.42	4d	1	0.97mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	3d	1	1.07mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	44d	1	1.32mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	24d	1	1.33mi
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	3d	1	1.49mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	4d	1	1.49mi

Listing history 9 events

1. 2026-05-06
   status Pending 2191-char remark
2. 2026-04-30
   listed $149,900 Active 2191-char remark
3. 2022-05-24
   soldstatus $107,000
4. 2022-05-23
   soldstatus $107,000 Closed Sale or Rented
5. 2022-03-19
   status Under Contract- Do Not Show
6. 2022-03-16
   listed $111,000 Active
7. 2016-12-29
   soldstatus $47,500
8. 2013-04-14
   listed $67,900
9. 1993-10-26
   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: $1,044 · $87/mo
• Projected year-2 tax: $1,789 · $149/mo
• Expected delta: +$744/yr (+$62/mo · 71.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 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: $18,288
• − Mortgage interest: −$8,397
• − Property taxes: −$1,044
• − Insurance: −$750
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,361
• Taxable income: $811
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $3,026/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): 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

+289.0% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $233,000 UNYREIS
• 2026-05-06 Pending — UNYREIS
• 2026-04-30 Listed $149,900 UNYREIS
• 2022-05-24 Sold (Public Records) $107,000 Public Records
• 2022-05-23 Sold (MLS) $107,000 UNYREIS
• 2022-03-19 Pending — UNYREIS
• 2022-03-16 Listed $111,000 UNYREIS
• 2016-12-29 Sold (Public Records) $47,500 Public Records
• 2013-04-14 Listed $67,900 UNYREIS
• 1993-10-26 Sold (Public Records) $59,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,044 · -51.4% YoY. Source: county tax records.