330 Avenue B · Rochester, NY 14621

$69,900

3 bd · 1.0 ba · 1,782 sqft · SingleFamily public records · 26 Days on market

Built 1900 4,800 sqft lot $39/sqft · 15% below area Est $82k · 15% 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 +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

Key facts

• 4,800 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story house; Existing construction; Block foundation; Vinyl siding
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Blacktop driveway; Gravel driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Entrance foyer; Eat-in kitchen; Bedroom on main level; Main level primary; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+8.9%/yr); 114 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,570/mo this rent would consume 53% of the median local household income ($35k/yr) (locally 2756% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 2.25% ✓
• Cap rate: 19.65%
• Cash-on-cash: 47.69%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $82,234
• List price: $69,900
• Delta: -15.00%
• 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
206 Avenue Ave E	0.26mi	4/1.5 (+1)	1,750 (-2%)	3mo	$95,000	$54	76
232 Avenue A	0.08mi	4/2.0 (+1)	1,634 (-8%)	6mo	$130,000	$80	68
1606 Saint Paul St	0.55mi	3/2.0	1,738 (-2%)	3mo	$80,000	$46	63
58 Scrantom St	0.39mi	3/1.5	1,592 (-11%)	2mo	$55,000	$35	61
323 Clifford Ave	0.31mi	4/1.0 (+1)	1,592 (-11%)	2mo	$84,000	$53	61
79 Avenue B	0.36mi	4/2.0 (+1)	1,922 (+8%)	2mo	$165,000	$86	60
89 Nye Park	0.64mi	4/1.5 (+1)	1,716 (-4%)	3mo	$135,000	$79	54
81 Seth Land Dr	0.72mi	2/2.0 (-1)	1,799 (+1%)	5mo	$274,900	$153	52
15 Oakman St	0.56mi	4/1.0 (+1)	1,629 (-9%)	4mo	$82,000	$50	52
21 Nye Pkwy	0.55mi	3/1.5	1,623 (-9%)	7mo	$70,000	$43	51
1358 N Clinton Ave	0.44mi	4/2.0 (+1)	1,567 (-12%)	2mo	$12,000	$8	49
61 Leo St	0.48mi	4/2.0 (+1)	1,556 (-13%)	7mo	$101,000	$65	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.38×
• Total profit: $46,521
• Equity at exit: $10,422

10-year hold

• IRR: 58.0%
• Equity multiple: 8.26×
• Total profit: $142,108
• Equity at exit: $6,044

Cash invested: $19,572 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$367
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $778

Break-even live

Break-even rent $585

Max offer price $69,900

Occupancy floor 45%

Sensitivity live

Price	-10% $817	-5% $798	+0% $778	+5% $758	+10% $738
Rent	-10% $654	-5% $716	+0% $778	+5% $840	+10% $902
Rate	-1.0pp $813	-0.5pp $796	base $778	+0.5pp $760	+1.0pp $741

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.46mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.79mi
1108 Lake Ave Rochester, NY	2.0	1.0	2574	$1,600	$0.62	44d	1	0.83mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.88mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.01mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.11mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.12mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	1.17mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.22mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	1.29mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.29mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.39mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.47mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	1.48mi

Listing history 21 events

1. 2026-06-15
   status $69,900 Pending 26 DOM
2. 2026-06-15
   days on market $69,900 Active 26 DOM
3. 2026-06-13
   days on market $69,900 Active 24 DOM
4. 2026-06-13
   days on market $69,900 Active 23 DOM
5. 2026-06-10
   remarks 154-char remark
6. 2026-06-10
   statusdays on market $69,900 Active 21 DOM
7. 2026-06-05
   statusdays on market $69,900 Pending 20 DOM
8. 2026-06-03
   days on market $69,900 Active 19 DOM
9. 2026-06-03
   days on market $69,900 Active 18 DOM
10. 2026-06-01
    days on market $69,900 Active 17 DOM
11. 2026-05-31
    days on market $69,900 Active 16 DOM
12. 2026-05-15
    listed $69,900 Active 113-char remark
13. 2023-06-08
    soldstatus $400,000
14. 2022-09-01
    soldstatus $54,000 Closed Sale or Rented 183-char remark

    Show marketing remark (183 chars)

    Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

15. 2022-07-06
    status Pending Sale 183-char remark

    Show marketing remark (183 chars)

    Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

16. 2022-05-31
    price $57,995 183-char remark

    Show marketing remark (183 chars)

    Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

17. 2022-05-05
    price $62,995 183-char remark

    Show marketing remark (183 chars)

    Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

18. 2022-05-03
    status Active 183-char remark

    Show marketing remark (183 chars)

    Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

19. 2022-04-27
    status Under Contract- Do Not Show 183-char remark

    Show marketing remark (183 chars)

    Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

20. 2022-04-07
    listed $59,900 Active 183-char remark

    Show marketing remark (183 chars)

    Please allow 48 hours notice for all showing request as unit is tenant occupied, and please use showing time to request showings. Currently rented for $865, Current C of o until 2027!

21. 2014-10-14
    listed $28,900

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$190/yr (+$16/mo · 23.6%)

ⓘ 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 1/10 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: $18,841
• − Mortgage interest: −$3,915
• − Property taxes: −$802
• − Insurance: −$350
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$2,033
• Taxable income: $8,726
• Est. tax owed @ 24.0%: −$2,094
• After-tax cash flow: $7,240/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+141.9% since first listed

13 events — show timeline

• 2026-06-15 Pending — UNYREIS
• 2026-06-09 Relisted — UNYREIS
• 2026-06-04 Pending — UNYREIS
• 2026-05-15 Listed $69,900 UNYREIS
• 2023-06-08 Sold (Public Records) $400,000 Public Records
• 2022-09-01 Sold (MLS) $54,000 UNYREIS
• 2022-07-06 Pending — UNYREIS
• 2022-05-31 Price Changed $57,995 UNYREIS
• 2022-05-05 Price Changed $62,995 UNYREIS
• 2022-05-03 Relisted — UNYREIS
• 2022-04-27 Pending — UNYREIS
• 2022-04-07 Listed $59,900 UNYREIS
• 2014-10-14 Listed $28,900 UNYREIS

Property tax history

+5.0%/yr

Latest (2025): $802 · -15.6% YoY. Source: county tax records.