152 Driving Park Ave · Rochester, NY 14613

$119,500

4 bd · 2.0 ba · 1,688 sqft · Townhouse public records · 52 Days on market

Built 1890 4,192 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Attention investors don’t miss this opportunity for a great cap rate on this two family property in the city of Rochester. Upstairs is currently rented at 750 per month. The downstairs unit is currently vacant with a projected monthly rent of at least 850. Giving this an annual income of $19,200. Proforma upon request. Scheduled showing times to be Wednesday between 4-6 pm and Saturday 1-3 pm please allow 48 hours advance notice.

Key facts

• Ample parking
• Two family property
• Detached garage

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING PROPERTY
• TWO FAMILY PROPERTY
• BRAND NEW HOT WATER TANKS
• DETACHED GARAGE
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (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: 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: School 7-Virgil Grissom (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 439 students, 0% 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) — zoned schools average 59% FRL vs 82% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 71 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $826 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1890 — 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: 1.28% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $70,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Saranac St	0.54mi	4/2.0	1,646 (-2%)	3mo	$60,000	$36	68
871 Lake Ave	0.09mi	4/2.0	1,872 (+11%)	14mo	$145,000	$77	65
365 Glenwood Ave	0.42mi	4/2.0	1,816 (+8%)	4mo	$47,500	$26	65
412 Magee Ave	0.74mi	4/2.0	1,688 (0%)	12mo	$124,000	$73	55
94 Locust St	0.51mi	4/2.0	1,514 (-10%)	6mo	$77,000	$51	54
397 Lakeview Park	0.46mi	3/2.0 (-1)	1,768 (+5%)	16mo	$124,000	$70	52
97 Locust St	0.53mi	4/2.0	1,852 (+10%)	11mo	$77,500	$42	50
220 Avenue E	0.67mi	4/2.0	1,728 (+2%)	18mo	$65,000	$38	50
1632-1634 St Paul St	0.66mi	4/2.0	1,748 (+4%)	18mo	$69,900	$40	48
1602-1604 Saint Paul St	0.61mi	4/2.0	1,846 (+9%)	13mo	$70,000	$38	45
633 Dewey Ave	0.43mi	3/2.0 (-1)	1,492 (-12%)	20mo	$48,000	$32	39
25 Petrel St	0.73mi	3/2.0 (-1)	1,496 (-11%)	10mo	$111,000	$74	34

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $10,883
• Equity at exit: $17,818

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $48,323
• Equity at exit: $10,332

Cash invested: $33,460 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$627
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $475

Break-even live

Break-even rent $922

Max offer price $119,500

Occupancy floor 64%

Sensitivity live

Price	-10% $543	-5% $509	+0% $475	+5% $442	+10% $408
Rent	-10% $355	-5% $415	+0% $475	+5% $536	+10% $596
Rate	-1.0pp $536	-0.5pp $506	base $475	+0.5pp $445	+1.0pp $413

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	45d	1	0.14mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	0.27mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	5d	1	0.40mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	0.42mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	0.78mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	0.80mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	5d	1	0.84mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	12d	1	1.03mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	45d	1	1.04mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	1.38mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	1.50mi

Listing history 16 events

1. 2026-04-20
   status Pending
2. 2026-02-27
   listed $119,500 Active
3. 2025-12-17
   historical
4. 2025-12-12
   historical
5. 2025-12-11
   historical
6. 2025-12-10
   historical
7. 2025-10-11
   listed $139,000 Active
8. 2023-11-16
   soldstatus $95,000 Closed Sale or Rented 440-char remark

   Show marketing remark (440 chars)

   Attention investors don’t miss this opportunity for a great cap rate on this two family property in the city of Rochester. Upstairs is currently rented at 750 per month. The downstairs unit is currently vacant with a projected monthly rent of at least 850. Giving this an annual income of $19,200. Proforma upon request. Scheduled showing times to be Wednesday between 4-6 pm and Saturday 1-3 pm please allow 48 hours advance notice.

9. 2023-11-16
   soldstatus $95,000

   Show marketing remark (440 chars)

   Attention investors don’t miss this opportunity for a great cap rate on this two family property in the city of Rochester. Upstairs is currently rented at 750 per month. The downstairs unit is currently vacant with a projected monthly rent of at least 850. Giving this an annual income of $19,200. Proforma upon request. Scheduled showing times to be Wednesday between 4-6 pm and Saturday 1-3 pm please allow 48 hours advance notice.

10. 2023-10-31
    historical $900
11. 2023-10-20
    listed $900
12. 2023-09-23
    status Pending Sale 440-char remark

    Show marketing remark (440 chars)

    Attention investors don’t miss this opportunity for a great cap rate on this two family property in the city of Rochester. Upstairs is currently rented at 750 per month. The downstairs unit is currently vacant with a projected monthly rent of at least 850. Giving this an annual income of $19,200. Proforma upon request. Scheduled showing times to be Wednesday between 4-6 pm and Saturday 1-3 pm please allow 48 hours advance notice.

13. 2023-09-08
    status Under Contract- Do Not Show 440-char remark

    Show marketing remark (440 chars)

    Attention investors don’t miss this opportunity for a great cap rate on this two family property in the city of Rochester. Upstairs is currently rented at 750 per month. The downstairs unit is currently vacant with a projected monthly rent of at least 850. Giving this an annual income of $19,200. Proforma upon request. Scheduled showing times to be Wednesday between 4-6 pm and Saturday 1-3 pm please allow 48 hours advance notice.

14. 2023-08-16
    listed $99,700 Active 440-char remark

    Show marketing remark (440 chars)

    Attention investors don’t miss this opportunity for a great cap rate on this two family property in the city of Rochester. Upstairs is currently rented at 750 per month. The downstairs unit is currently vacant with a projected monthly rent of at least 850. Giving this an annual income of $19,200. Proforma upon request. Scheduled showing times to be Wednesday between 4-6 pm and Saturday 1-3 pm please allow 48 hours advance notice.

15. 2019-01-30
    historical
16. 2018-09-10
    listed $59,900 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: $621 · $52/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$699/yr (+$58/mo · 112.6%)

ⓘ 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: $18,284
• − Mortgage interest: −$6,694
• − Property taxes: −$621
• − Insurance: −$598
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$3,476
• Taxable income: $3,970
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,753/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

+99.5% since first listed

16 events — show timeline

• 2026-04-20 Pending — UNYREIS
• 2026-02-27 Listed $119,500 UNYREIS
• 2025-12-17 Listing Removed — UNYREIS
• 2025-12-12 Listing Removed — UNYREIS
• 2025-12-11 Listing Removed — UNYREIS
• 2025-12-10 Listing Removed — UNYREIS
• 2025-10-11 Listed $139,000 UNYREIS
• 2023-11-16 Sold (Public Records) $95,000 Public Records
• 2023-11-16 Sold (MLS) $95,000 UNYREIS
• 2023-10-31 Rental Removed $900 APPFOLIO
• 2023-10-20 Listed for Rent $900 APPFOLIO
• 2023-09-23 Pending — UNYREIS
• 2023-09-08 Pending — UNYREIS
• 2023-08-16 Listed $99,700 UNYREIS
• 2019-01-30 Listing Removed — UNYREIS
• 2018-09-10 Listed $59,900 UNYREIS

Property tax history

-1.9%/yr

Latest (2025): $621 · +0.0% YoY. Source: county tax records.