43 Stanfield Ter · Rochester, NY 14619

$140,000

3 bd · 1.0 ba · 1,526 sqft · SingleFamily public records · 13 Days on market

Built 1918 3,293 sqft lot Est $204k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Excellent opportunity for owner occupant or investor in the 19th Ward! Conveniently located only 3 minutes from the airport, 7 minutes from U of R and Strong Memorial Hospital, and 8 min to RIT. Newer roof, full tear off in the last 5 years. New water tank recently installed. Enclosed porches in the entrance and in the primary bedroom on the second floor. Partially finished attic great for storage or to be converted to usable living space. Delayed negotiations Wednesday 9/7 at 2PM.

Key facts

• Central ac
• Newer compressor
• Recent upgrades

Tags

• RECENT UPGRADES
• NEWER TEAR-OFF ROOF
• NEWER GAS WATER HEATER
• HIGH EFFICIENCY FURNACE
• CENTRAL AC
• NEWER COMPRESSOR

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2-story house; Existing (pre-owned) condition; Pitched asphalt roof
• Construction: Vinyl and wood siding; Copper plumbing; Block foundation
• Exterior features: Covered porch / enclosed porch; Porch; Blacktop driveway

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Natural woodwork; Window treatments; Drapes; Storm windows
• Laundry & utility: Washer and dryer (in basement); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.3% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $968 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $105k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1918 — 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: 1.33% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $204,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Stanfield Ter	0.00mi	3/1.0	1,526 (0%)	0mo	$170,000	$111	100
84 Ellicott St	0.36mi	3/3.5	1,504 (-1%)	1mo	$223,000	$148	70
780 Genesee Park Blvd	0.30mi	3/2.5	1,420 (-7%)	1mo	$230,000	$162	67
14 Burlington Ave	0.23mi	3/1.5	1,721 (+13%)	1mo	$230,000	$134	66
153 Barton St	0.73mi	3/2.0	1,525 (-0%)	2mo	$255,000	$167	60
15 Brookscrest Way	0.66mi	3/2.5	1,562 (+2%)	1mo	$329,900	$211	59
1025 Genesee Park Blvd	0.61mi	3/1.0	1,410 (-8%)	1mo	$210,000	$149	58
117 Millbank St	0.45mi	4/2.0 (+1)	1,639 (+7%)	1mo	$173,000	$106	57
316 Ravenwood Ave	0.57mi	3/1.0	1,360 (-11%)	1mo	$175,000	$129	55
53 Congress Ave	0.56mi	4/2.0 (+1)	1,625 (+6%)	2mo	$205,000	$126	53
88 Monica St	0.54mi	4/1.0 (+1)	1,342 (-12%)	2mo	$97,500	$73	49
790 Genesee St	0.68mi	4/2.0 (+1)	1,389 (-9%)	2mo	$145,000	$104	43

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $14,153
• Equity at exit: $20,874

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $59,712
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$734
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $579

Break-even live

Break-even rent $1,132

Max offer price $140,000

Occupancy floor 64%

Sensitivity live

Price	-10% $658	-5% $618	+0% $579	+5% $539	+10% $499
Rent	-10% $431	-5% $505	+0% $579	+5% $652	+10% $726
Rate	-1.0pp $649	-0.5pp $614	base $579	+0.5pp $542	+1.0pp $505

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	0.09mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.21mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.24mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.24mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	0.26mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.32mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.35mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	0.35mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.47mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	0.65mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.93mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.93mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	0.98mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.00mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	1.07mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.08mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.17mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.18mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.28mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.46mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-10
   listed $140,000 Active
3. 2022-10-24
   soldstatus $105,000 Closed Sale or Rented 486-char remark

   Show marketing remark (486 chars)

   Excellent opportunity for owner occupant or investor in the 19th Ward! Conveniently located only 3 minutes from the airport, 7 minutes from U of R and Strong Memorial Hospital, and 8 min to RIT. Newer roof, full tear off in the last 5 years. New water tank recently installed. Enclosed porches in the entrance and in the primary bedroom on the second floor. Partially finished attic great for storage or to be converted to usable living space. Delayed negotiations Wednesday 9/7 at 2PM.

4. 2022-10-24
   soldstatus $105,000

   Show marketing remark (486 chars)

   Excellent opportunity for owner occupant or investor in the 19th Ward! Conveniently located only 3 minutes from the airport, 7 minutes from U of R and Strong Memorial Hospital, and 8 min to RIT. Newer roof, full tear off in the last 5 years. New water tank recently installed. Enclosed porches in the entrance and in the primary bedroom on the second floor. Partially finished attic great for storage or to be converted to usable living space. Delayed negotiations Wednesday 9/7 at 2PM.

5. 2022-09-07
   status Pending Sale 486-char remark

   Show marketing remark (486 chars)

   Excellent opportunity for owner occupant or investor in the 19th Ward! Conveniently located only 3 minutes from the airport, 7 minutes from U of R and Strong Memorial Hospital, and 8 min to RIT. Newer roof, full tear off in the last 5 years. New water tank recently installed. Enclosed porches in the entrance and in the primary bedroom on the second floor. Partially finished attic great for storage or to be converted to usable living space. Delayed negotiations Wednesday 9/7 at 2PM.

6. 2022-09-01
   listed $89,900 Active 486-char remark

   Show marketing remark (486 chars)

   Excellent opportunity for owner occupant or investor in the 19th Ward! Conveniently located only 3 minutes from the airport, 7 minutes from U of R and Strong Memorial Hospital, and 8 min to RIT. Newer roof, full tear off in the last 5 years. New water tank recently installed. Enclosed porches in the entrance and in the primary bedroom on the second floor. Partially finished attic great for storage or to be converted to usable living space. Delayed negotiations Wednesday 9/7 at 2PM.

7. 1996-12-17
   soldstatus $39,900

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,792 · $149/mo
• Expected delta: +$574/yr (+$48/mo · 47.2%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,369
• − Mortgage interest: −$7,842
• − Property taxes: −$1,217
• − Insurance: −$700
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,073
• Taxable income: $4,958
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $5,754/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

+250.9% since first listed

7 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-10 Listed $140,000 UNYREIS
• 2022-10-24 Sold (Public Records) $105,000 Public Records
• 2022-10-24 Sold (MLS) $105,000 UNYREIS
• 2022-09-07 Pending — UNYREIS
• 2022-09-01 Listed $89,900 UNYREIS
• 1996-12-17 Sold (Public Records) $39,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,217 · +0.0% YoY. Source: county tax records.