35 Wakefield St · Rochester, NY 14621

$130,000

4 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 30 Days on market

Built 1927 4,920 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 +8.9/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this spacious 4-bedroom, 1-bath home full of character and potential! This property features a finished attic that offers additional living space perfect for a home office, playroom, guest area, or extra storage. The detached garage provides convenient parking and workspace options. Inside, you’ll find generously sized rooms, plenty of natural light, and a layout designed for comfortable everyday living. Whether you’re looking for your next family home or an investment opportunity, this property offers versatility and value. Conveniently located near shopping, schools, parks, and major roadways.

Key facts

• Finished attic
• Natural light
• Conveniently located

Tags

• FINISHED ATTIC
• DETACHED GARAGE
• NATURAL LIGHT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story wood-sided house; Existing/resale property
• Construction: Wood siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot (approx. 41 x 120)

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Total of 8 rooms (includes living and laundry areas)
• Flooring: Carpet; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Rents rising fast (+8.9%/yr); 114 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,801/mo this rent would consume 61% 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 $899 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 + 8.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $130k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.39% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $78,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Kosciusko St	0.29mi	3/1.0 (-1)	1,470 (-2%)	2mo	$55,000	$37	76
749 Avenue D	0.49mi	4/1.5	1,508 (+0%)	1mo	$80,000	$53	75
155 Wakefield St	0.17mi	3/1.0 (-1)	1,357 (-10%)	3mo	$208,500	$154	68
1358 N Clinton Ave	0.62mi	4/2.0	1,567 (+4%)	2mo	$12,000	$8	59
232 Townsend St	0.25mi	3/1.0 (-1)	1,326 (-12%)	6mo	$176,000	$133	59
57 Durnan St	0.45mi	5/1.0 (+1)	1,374 (-9%)	2mo	$85,000	$62	58
146 Durnan St	0.50mi	4/2.0	1,362 (-10%)	4mo	$43,000	$32	53
1295 North Street St	0.45mi	3/1.5 (-1)	1,347 (-11%)	2mo	$70,000	$52	53
85 Eiffel Pl	0.56mi	3/2.0 (-1)	1,323 (-12%)	3mo	$60,000	$45	42
2 Oscar St	0.64mi	3/1.0 (-1)	1,303 (-14%)	1mo	$65,000	$50	42
207 Herald St	0.72mi	3/2.0 (-1)	1,288 (-14%)	1mo	$60,000	$47	33
105 Gothic St	0.71mi	3/2.0 (-1)	1,280 (-15%)	4mo	$160,000	$125	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.67×
• Total profit: $24,444
• Equity at exit: $19,383

10-year hold

• IRR: 27.8%
• Equity multiple: 4.05×
• Total profit: $110,963
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$682
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $565

Break-even live

Break-even rent $1,086

Max offer price $130,000

Occupancy floor 64%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.34mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.59mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.69mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.71mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	0.94mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.97mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.37mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.38mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.38mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $130,000 Active 30 DOM
2. 2026-06-17
   days on market $130,000 Active 29 DOM
3. 2026-06-16
   days on market $130,000 Active 28 DOM
4. 2026-06-15
   days on market $130,000 Active 27 DOM
5. 2026-06-13
   days on market $130,000 Active 25 DOM
6. 2026-06-13
   days on market $130,000 Active 24 DOM
7. 2026-06-10
   days on market $130,000 Active 22 DOM
8. 2026-06-09
   days on market $130,000 Active 21 DOM
9. 2026-06-09
   days on market $130,000 Active 20 DOM
10. 2026-06-07
    days on market $130,000 Active 19 DOM
11. 2026-06-05
    days on market $130,000 Active 16 DOM
12. 2026-06-03
    days on market $130,000 Active 15 DOM
13. 2026-06-03
    days on market $130,000 Active 14 DOM
14. 2026-06-01
    days on market $130,000 Active 13 DOM
15. 2026-05-31
    days on market $130,000 Active 12 DOM
16. 2026-05-19
    listed $130,000 Active
17. 2001-10-11
    soldstatus $49,000

ⓘ 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: $1,465 · $122/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$366/yr (+$30/mo · 25.0%)

ⓘ 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: $21,616
• − Mortgage interest: −$7,282
• − Property taxes: −$1,465
• − Insurance: −$650
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$3,782
• Taxable income: $4,978
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $5,586/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

+165.3% since first listed

2 events — show timeline

• 2026-05-19 Listed $130,000 UNYREIS
• 2001-10-11 Sold (Public Records) $49,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,465 · +0.0% YoY. Source: county tax records.