79 Pomona Dr · Rochester, NY 14616

$194,900

4 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 7 Days on market

Built 1930 5,662 sqft lot Est $215k · 10% under

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Why this score? — see what drove the D+ 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 +13.7/30.0
• ARV discount +11.8/15.0
• 1% rule +4.8/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and versatile cape cod offering over 1200sf of living space. Featuring 4 bedrooms and 1.5 bathrooms. The layout offers a practical flow with ample natural light. The large breezeway can serve as a mudroom, additional seating area or flexible space to suit your needs. Step outside to enjoy the partially fenced yard and the beautiful stamped concrete patio. Updates include a tear off roof in 2008, newer windows in 2007 and 2014, new vinyl siding in 2014, furnace in 2014, central air 2019 and hot water tank in 2018. Open houses on Saturday from 12-2 and Sunday from 12-2. Showings begin Thursday 4/14 at 3pm. Delayed negotiations on Tuesday 4/21 at 2pm.

Key facts

• Tear off roof
• Large breezeway
• Newer windows

Tags

• LARGE BREEZEWAY
• PARTIALLY FENCED YARD
• STAMPED CONCRETE PATIO
• TEAR OFF ROOF
• NEWER WINDOWS
• NEW VINYL SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $13 ($156/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (1.6% below list).
• Recommended offer: $192k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $195k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,695 (1.6% below list)

Questions for the listing agent

1. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Pomona Dr	0.00mi	4/1.5	1,224 (0%)	1mo	$235,000	$192	100
142 Pomona Dr	0.09mi	3/1.0 (-1)	1,224 (0%)	2mo	$236,000	$193	87
146 Maiden Ln	0.09mi	3/1.0 (-1)	1,184 (-3%)	1mo	$194,500	$164	83
75 Everclay Dr	0.53mi	3/2.0 (-1)	1,242 (+2%)	4mo	$280,000	$225	63
232 Almay Rd	0.32mi	3/1.0 (-1)	1,122 (-8%)	2mo	$185,000	$165	62
99 Newfield Dr	0.60mi	3/1.5 (-1)	1,199 (-2%)	4mo	$215,000	$179	60
50 Florida Ave	0.59mi	4/1.0	1,162 (-5%)	3mo	$205,000	$176	60
45 Studley St	0.67mi	3/1.5 (-1)	1,153 (-6%)	3mo	$220,000	$191	51
647 Bonesteel St	0.67mi	3/1.0 (-1)	1,344 (+10%)	3mo	$210,000	$156	42
69 Chippendale Rd	0.61mi	3/1.0 (-1)	1,062 (-13%)	0mo	$185,000	$174	42
65 Villewood Dr	0.74mi	3/1.0 (-1)	1,350 (+10%)	1mo	$215,000	$159	41
85 Mcewen Rd	0.68mi	3/2.5 (-1)	1,400 (+14%)	1mo	$235,000	$168	35

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-30,629
• Equity at exit: $29,060

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-25,101
• Equity at exit: $16,851

Cash invested: $54,572 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$398 /mo · $4,777/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $13

Break-even live

Break-even rent $1,900

Max offer price $194,900

Occupancy floor 94%

Sensitivity live

Price	-10% $123	-5% $68	+0% $13	+5% $-42	+10% $-97
Rent	-10% $-138	-5% $-63	+0% $13	+5% $89	+10% $164
Rate	-1.0pp $111	-0.5pp $63	base $13	+0.5pp $-37	+1.0pp $-89

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.79mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	44d	1	0.96mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	3d	1	1.00mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	1.00mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.43mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-14
   listed $194,900 Active
3. 1997-07-17
   soldstatus $74,750
4. 1994-06-01
   soldstatus $73,000
5. 1993-02-22
   soldstatus $74,500

ⓘ 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: $4,777 · $398/mo
• Projected year-2 tax: $4,777 · $398/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $23,003
• − Mortgage interest: −$10,917
• − Property taxes: −$4,777
• − Insurance: −$974
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$5,670
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $880/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 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

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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 (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 2%

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: ▼ -54.14%
• Current HPI: 246.1703
• Rent YoY: —
• 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

+161.6% since first listed

5 events — show timeline

• 2026-04-21 Pending — UNYREIS
• 2026-04-14 Listed $194,900 UNYREIS
• 1997-07-17 Sold (Public Records) $74,750 Public Records
• 1994-06-01 Sold (Public Records) $73,000 Public Records
• 1993-02-22 Sold (Public Records) $74,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,777 · +15.0% YoY. Source: county tax records.