799 Atlantic Ave · Rochester, NY 14609

$174,900

3 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 6 Days on market

Built 1922 6,468 sqft lot Est $298k · 41% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• 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 799 Atlantic Ave! This solid home offers incredible potential in one of the area's most desirable neighborhoods. While the property could benefit from some TLC and cosmetic updates, it has great bones and provides an excellent opportunity for homeowners or investors looking to add their personal touch. The home features spacious living areas, a functional layout, and plenty of room to grow. One of the standout features is the oversized 2.5-car garage, offering ample space for vehicles, storage, hobbies, or a workshop. Situated in a well-established neighborhood close to schools, parks, shopping, and everyday conveniences, this property combines location, value, and opportunity. W

Key facts

• Close to parks
• Close to schools
• Close to shopping

Tags

• OVERSIZED 2.5-CAR GARAGE
• WELL-ESTABLISHED NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Public water available and connected; Sewer available and connected
• Home design: Single-story property; Vinyl siding; Resale condition
• Construction: Built as existing structure; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; Road frontage on city street and main thoroughfare

Interior

• Kitchen: Includes standard appliances
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Heating: Electric and gas; Forced air heating; Hot water heating
• Interior features: Attic; Separate/formal dining room; Separate/formal living room; Bedroom on main level; Main level primary; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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 (+7.9%/yr); 199 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/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 $5k 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 + 7.9% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $175k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1922 — 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: 1.10% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $297,517
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Ohio St	0.15mi	3/2.0	1,600 (+1%)	2mo	$218,000	$136	90
120 Brookfield Rd	0.24mi	3/1.5	1,568 (-1%)	3mo	$340,000	$217	82
116 Newcroft Park	0.50mi	3/3.0	1,652 (+4%)	0mo	$510,000	$309	66
25 Wilsonia Rd	0.71mi	3/1.0	1,604 (+1%)	1mo	$338,000	$211	61
1050 Atlantic Ave	0.36mi	2/1.0 (-1)	1,445 (-9%)	1mo	$270,000	$187	58
67 Merwin Ave	0.71mi	4/1.5 (+1)	1,592 (+0%)	3mo	$354,000	$222	58
73 Herkimer St	0.45mi	3/1.0	1,450 (-9%)	4mo	$140,000	$97	57
1160 Park Ave	0.71mi	3/1.5	1,481 (-7%)	1mo	$285,000	$192	52
77 Sidney St	0.59mi	4/1.5 (+1)	1,702 (+7%)	4mo	$149,900	$88	51
110 Arch St	0.52mi	4/2.0 (+1)	1,417 (-11%)	2mo	$200,000	$141	50
363 Melville St	0.75mi	4/1.0 (+1)	1,500 (-6%)	1mo	$175,000	$117	45
460 Melville St	0.74mi	3/1.0	1,426 (-10%)	3mo	$164,900	$116	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $6,891
• Equity at exit: $26,078

10-year hold

• IRR: 17.0%
• Equity multiple: 2.71×
• Total profit: $83,697
• Equity at exit: $15,122

Cash invested: $48,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$917
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $397

Break-even live

Break-even rent $1,426

Max offer price $174,900

Occupancy floor 74%

Sensitivity live

Price	-10% $496	-5% $447	+0% $397	+5% $348	+10% $298
Rent	-10% $245	-5% $321	+0% $397	+5% $473	+10% $550
Rate	-1.0pp $485	-0.5pp $442	base $397	+0.5pp $352	+1.0pp $306

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.36mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.55mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.56mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	0.57mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.70mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	0.72mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	0.83mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.86mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	0.87mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.88mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	3d	1	0.91mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	0.93mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.97mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.97mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	0.98mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.07mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	24d	1	1.09mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	1.17mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.27mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	44d	1	1.28mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	1.29mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	1.43mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.45mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	1.48mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	4d	1	1.49mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $174,900 Active 6 DOM
2. 2026-06-18
   days on market $174,900 Active 3 DOM
3. 2026-06-17
   days on market $174,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $174,900 Active 1 DOM

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$661/yr (+$55/mo · 40.4%)

ⓘ 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 2/10 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: $23,141
• − Mortgage interest: −$9,797
• − Property taxes: −$1,635
• − Insurance: −$874
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$5,088
• Taxable income: $2,045
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $4,276/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+182.1% since first listed

2 events — show timeline

• 2026-06-15 Listed $174,900 UNYREIS
• 1997-07-10 Sold (Public Records) $62,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,635 · -3.4% YoY. Source: county tax records.