534 S Goodman St · Rochester, NY 14607

$224,900

4 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 37 Days on market

Built 1899 4,680 sqft lot $123/sqft · 37% below area Est $355k · 37% under

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Why this score? — see what drove the C 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn key investment property boasting a 14% cap rate. Currently occupied through May 30th 2022 and could be re-rented or turned into a primary residence. Lots of options with this large layout and convenient location. Showings scheduled for Wednesdays and Sundays per tenant's request.

Key facts

• Ample parking
• Good size backyard
• Updated kitchen

Tags

• UPDATED KITCHEN
• APP CONTROLLED LIGHTS
• AMPLE PARKING
• HARDWOOD FLOORS
• GOOD SIZE BACKYARD
• DRY BASEMENT

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing/resale property
• Construction: Block foundation; Block, composite siding and concrete construction; Asphalt roof
• Exterior features: Blacktop driveway; Covered patio/porch; Patio; Porch; Rectangular residential lot; City street frontage; Lot dimensions approximately 39 x 120

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood flooring; Laminate flooring; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $224,900 price doesn't fit this home's estimated sale value (~$355,437) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $209k (6.9% below list).
• Recommended offer: $209k (6.9% below list) — sets the bar for 1% rule.

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: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% 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).
• Market conditions: Rents rising fast (+4.6%/yr); 55 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 42% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 37 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,371 (6.9% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 0.93% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $355,437
• List price: $224,900
• Delta: -36.73%
• 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
42 Wilmer St	0.26mi	4/2.5	1,879 (+3%)	4mo	$349,900	$186	77
210 Henrietta St	0.29mi	3/2.0 (-1)	1,665 (-9%)	2mo	$300,000	$180	66
186 Mulberry St	0.60mi	4/2.5	1,848 (+1%)	3mo	$480,000	$260	65
35 Woodlawn St	0.21mi	3/1.5 (-1)	1,636 (-10%)	2mo	$237,000	$145	65
285 Richard St	0.23mi	3/2.0 (-1)	1,632 (-10%)	5mo	$115,000	$70	62
57 Lansdale St	0.29mi	4/1.5	2,044 (+12%)	3mo	$303,000	$148	62
819 Goodman St S	0.41mi	4/1.5	1,644 (-10%)	2mo	$220,000	$134	61
332 Mulberry St	0.54mi	3/1.5 (-1)	1,801 (-1%)	7mo	$399,900	$222	60
332 Mount Vernon Ave	0.74mi	3/1.5 (-1)	1,872 (+3%)	1mo	$343,000	$183	53
890 South Goodman St	0.51mi	4/2.0	1,586 (-13%)	4mo	$215,000	$136	52
190 Highland Pkwy	0.61mi	4/1.5	2,042 (+12%)	6mo	$285,000	$140	45
90 Avondale Park	0.71mi	3/2.0 (-1)	1,616 (-11%)	2mo	$245,000	$152	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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-17,736
• Equity at exit: $33,533

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $18,601
• Equity at exit: $19,445

Cash invested: $62,972 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $241

Break-even live

Break-even rent $1,789

Max offer price $224,900

Occupancy floor 84%

Sensitivity live

Price	-10% $368	-5% $304	+0% $241	+5% $177	+10% $114
Rent	-10% $75	-5% $158	+0% $241	+5% $324	+10% $406
Rate	-1.0pp $354	-0.5pp $298	base $241	+0.5pp $183	+1.0pp $123

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	45d	1	0.16mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	46d	1	0.23mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	25d	1	0.36mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	45d	1	0.59mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	16d	1	0.65mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	25d	1	0.80mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	13d	1	0.92mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	0.93mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	1.00mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	16d	1	1.05mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	16d	1	1.17mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.17mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	4d	1	1.28mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	4d	19	1.33mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	16d	1	1.41mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $224,900 Pending 37 DOM
2. 2026-06-10
   days on market $224,900 Active 36 DOM
3. 2026-06-09
   days on market $224,900 Active 35 DOM
4. 2026-06-09
   days on market $224,900 Active 34 DOM
5. 2026-06-07
   days on market $224,900 Active 33 DOM
6. 2026-06-05
   days on market $224,900 Active 30 DOM
7. 2026-06-03
   days on market $224,900 Active 29 DOM
8. 2026-06-03
   days on market $224,900 Active 28 DOM
9. 2026-06-01
   days on market $224,900 Active 27 DOM
10. 2026-05-31
    days on market $224,900 Active 26 DOM
11. 2026-05-04
    listed $224,900 Active 665-char remark
12. 2023-10-27
    soldstatus $200,000
13. 2021-11-30
    soldstatus $165,000
14. 2021-11-29
    soldstatus $165,000 Closed Sale or Rented 285-char remark

    Show marketing remark (285 chars)

    Turn key investment property boasting a 14% cap rate. Currently occupied through May 30th 2022 and could be re-rented or turned into a primary residence. Lots of options with this large layout and convenient location. Showings scheduled for Wednesdays and Sundays per tenant's request.

15. 2021-10-29
    status Pending Sale 285-char remark

    Show marketing remark (285 chars)

    Turn key investment property boasting a 14% cap rate. Currently occupied through May 30th 2022 and could be re-rented or turned into a primary residence. Lots of options with this large layout and convenient location. Showings scheduled for Wednesdays and Sundays per tenant's request.

16. 2021-10-04
    historical Continue to Show- Under Contract 285-char remark

    Show marketing remark (285 chars)

    Turn key investment property boasting a 14% cap rate. Currently occupied through May 30th 2022 and could be re-rented or turned into a primary residence. Lots of options with this large layout and convenient location. Showings scheduled for Wednesdays and Sundays per tenant's request.

17. 2021-09-22
    listed $169,900 Active 285-char remark

    Show marketing remark (285 chars)

    Turn key investment property boasting a 14% cap rate. Currently occupied through May 30th 2022 and could be re-rented or turned into a primary residence. Lots of options with this large layout and convenient location. Showings scheduled for Wednesdays and Sundays per tenant's request.

18. 2017-12-11
    soldstatus $120,000 Closed Sale or Rented

    Show marketing remark (577 chars)

    Spacious 4 Bedroom starter within walking distance to Park Leigh and all the shops along the Avenue. Off street parking for 2 cars. Fenced back yard plus a large brick patio and rear deck. Open covered front porch overlooks Goodman St and is perfect for the morning Java. 2 Full baths First floor all redone within the last year. All exterior painted including trim. Third floor walk up attic could be a huge rec room or master suite. Some newer windows. Modern updated kitchen with appliances, washer and dryer too. Great place to call home. Some notice appreciated thank you.

19. 2017-12-11
    soldstatus $120,000

    Show marketing remark (577 chars)

    Spacious 4 Bedroom starter within walking distance to Park Leigh and all the shops along the Avenue. Off street parking for 2 cars. Fenced back yard plus a large brick patio and rear deck. Open covered front porch overlooks Goodman St and is perfect for the morning Java. 2 Full baths First floor all redone within the last year. All exterior painted including trim. Third floor walk up attic could be a huge rec room or master suite. Some newer windows. Modern updated kitchen with appliances, washer and dryer too. Great place to call home. Some notice appreciated thank you.

20. 2017-09-25
    status Pending Sale

    Show marketing remark (577 chars)

    Spacious 4 Bedroom starter within walking distance to Park Leigh and all the shops along the Avenue. Off street parking for 2 cars. Fenced back yard plus a large brick patio and rear deck. Open covered front porch overlooks Goodman St and is perfect for the morning Java. 2 Full baths First floor all redone within the last year. All exterior painted including trim. Third floor walk up attic could be a huge rec room or master suite. Some newer windows. Modern updated kitchen with appliances, washer and dryer too. Great place to call home. Some notice appreciated thank you.

21. 2017-09-14
    listed $119,900 Active

    Show marketing remark (577 chars)

    Spacious 4 Bedroom starter within walking distance to Park Leigh and all the shops along the Avenue. Off street parking for 2 cars. Fenced back yard plus a large brick patio and rear deck. Open covered front porch overlooks Goodman St and is perfect for the morning Java. 2 Full baths First floor all redone within the last year. All exterior painted including trim. Third floor walk up attic could be a huge rec room or master suite. Some newer windows. Modern updated kitchen with appliances, washer and dryer too. Great place to call home. Some notice appreciated thank you.

22. 2009-09-04
    soldstatus $75,900
23. 2004-11-03
    soldstatus $69,900
24. 1993-07-15
    soldstatus $53,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $2,741 · $228/mo
• Expected delta: +$1,060/yr (+$88/mo · 63.0%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,125
• − Mortgage interest: −$12,598
• − Property taxes: −$1,681
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$6,543
• Taxable loss: −$841
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $3,092/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+324.3% since first listed

15 events — show timeline

• 2026-06-11 Pending — UNYREIS
• 2026-05-04 Listed $224,900 UNYREIS
• 2023-10-27 Sold (Public Records) $200,000 Public Records
• 2021-11-30 Sold (Public Records) $165,000 Public Records
• 2021-11-29 Sold (MLS) $165,000 UNYREIS
• 2021-10-29 Pending — UNYREIS
• 2021-10-04 Contingent — UNYREIS
• 2021-09-22 Listed $169,900 UNYREIS
• 2017-12-11 Sold (Public Records) $120,000 Public Records
• 2017-12-11 Sold (MLS) $120,000 UNYREIS
• 2017-09-25 Pending — UNYREIS
• 2017-09-14 Listed $119,900 UNYREIS
• 2009-09-04 Sold (Public Records) $75,900 Public Records
• 2004-11-03 Sold (Public Records) $69,900 Public Records
• 1993-07-15 Sold (Public Records) $53,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,681 · -16.3% YoY. Source: county tax records.