454 Mccall Rd · Rochester, NY 14616

$199,000

4 bd · 2.0 ba · 2,111 sqft · SingleFamily public records · 10 Days on market

Built 1951 0.34 ac lot $94/sqft · 19% below area Est $246k · 19% 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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +5.8/10.0
• 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 MLS

Plenty of space! This 4BR, 2Ba split-level is just what you’ve been looking for! Huge great room, lovely formal dining room with chair rail, good-sized bedrooms, sparkling updated bathrooms, and well-proportioned entryway. Cute front porch with stone-edged landscaping. Spacious backyard with custom stone firepit. This home was well-designed for making memories with family and friends!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Attached garage with electricity; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story existing home; Frame construction; Block foundation; Attic/crawl hatchway(s) insulated
• Construction: Frame construction; Block foundation
• Exterior features: Awnings; Blacktop driveway; Rectangular lot; Road frontage on a main thoroughfare; Second garage (additional structure)

Interior

• Kitchen: Gas cooktop
• Bedrooms: Bedroom 1 — Second level; Bedroom 2 — Second level; Bedroom 3 — Second level; Bedroom 4 — Second level
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Great room; Second kitchen; Walk-in pantry; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 7.4% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 44% 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $135k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.23% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 6.8

CMA / ARV

• ARV (median comp): $246,010
• List price: $199,000
• Delta: -19.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Rosecroft Dr	0.41mi	3/1.0 (-1)	2,094 (-1%)	5mo	$191,400	$91	66
145 Mountain Ash Dr	0.68mi	4/2.0	2,072 (-2%)	1mo	$310,000	$150	65
125 Ridgelea Ct	0.62mi	4/1.5	1,964 (-7%)	5mo	$220,000	$112	53
78 Menard Dr	0.25mi	4/1.5	2,324 (+10%)	22mo	$190,000	$82	51
52 Marble Dr	0.71mi	4/1.5	1,898 (-10%)	0mo	$280,000	$148	48
410 True Hickory Dr	0.66mi	4/1.5	2,058 (-2%)	20mo	$245,000	$119	46
71 Marble Dr	0.71mi	3/2.0 (-1)	1,920 (-9%)	7mo	$301,000	$157	41
189 Frear Dr	0.60mi	5/2.0 (+1)	2,302 (+9%)	20mo	$258,000	$112	35
76 Williston Rd	0.56mi	3/1.5 (-1)	1,822 (-14%)	19mo	$165,000	$91	28
2145 Dewey Ave	0.71mi	3/1.0 (-1)	1,822 (-14%)	10mo	$203,000	$111	27

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-19,769
• Equity at exit: $29,672

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-410
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$621 /mo · $7,447/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $192

Break-even live

Break-even rent $2,211

Max offer price $199,000

Occupancy floor 87%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	2d	3	0.08mi
64 Chippendale Rd Rochester, NY	5.0	2.5	1620	$2,400	$1.48	2d	1	1.11mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	1.46mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	1.46mi

Listing history 12 events

1. 2026-05-03
   status Pending 359-char remark
2. 2026-04-23
   listed $199,000 Active 359-char remark
3. 2026-04-23
   historical
4. 2026-04-15
   listed $249,000 Active
5. 2017-07-20
   soldstatus $135,000 Closed Sale or Rented

   Show marketing remark (393 chars)

   Plenty of space! This 4BR, 2Ba split-level is just what you’ve been looking for! Huge great room, lovely formal dining room with chair rail, good-sized bedrooms, sparkling updated bathrooms, and well-proportioned entryway. Cute front porch with stone-edged landscaping. Spacious backyard with custom stone firepit. This home was well-designed for making memories with family and friends!

6. 2017-05-23
   status Pending Sale

   Show marketing remark (393 chars)

   Plenty of space! This 4BR, 2Ba split-level is just what you’ve been looking for! Huge great room, lovely formal dining room with chair rail, good-sized bedrooms, sparkling updated bathrooms, and well-proportioned entryway. Cute front porch with stone-edged landscaping. Spacious backyard with custom stone firepit. This home was well-designed for making memories with family and friends!

7. 2017-05-02
   price $139,900

   Show marketing remark (393 chars)

   Plenty of space! This 4BR, 2Ba split-level is just what you’ve been looking for! Huge great room, lovely formal dining room with chair rail, good-sized bedrooms, sparkling updated bathrooms, and well-proportioned entryway. Cute front porch with stone-edged landscaping. Spacious backyard with custom stone firepit. This home was well-designed for making memories with family and friends!

8. 2017-04-14
   listed $149,900 Active

   Show marketing remark (393 chars)

   Plenty of space! This 4BR, 2Ba split-level is just what you’ve been looking for! Huge great room, lovely formal dining room with chair rail, good-sized bedrooms, sparkling updated bathrooms, and well-proportioned entryway. Cute front porch with stone-edged landscaping. Spacious backyard with custom stone firepit. This home was well-designed for making memories with family and friends!

9. 2010-04-05
   soldstatus $79,000
10. 2010-01-25
    listed $75,000
11. 2005-07-28
    soldstatus $94,500
12. 2000-12-12
    soldstatus $85,000

ⓘ 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: $7,447 · $621/mo
• Projected year-2 tax: $7,447 · $621/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 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: $29,450
• − Mortgage interest: −$11,147
• − Property taxes: −$7,447
• − Insurance: −$995
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$5,789
• Taxable loss: −$640
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $2,454/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

+134.1% since first listed

12 events — show timeline

• 2026-05-03 Pending — UNYREIS
• 2026-04-23 Listing Removed — UNYREIS
• 2026-04-23 Listed $199,000 UNYREIS
• 2026-04-15 Listed $249,000 UNYREIS
• 2017-07-20 Sold (MLS) $135,000 UNYREIS
• 2017-05-23 Pending — UNYREIS
• 2017-05-02 Price Changed $139,900 UNYREIS
• 2017-04-14 Listed $149,900 UNYREIS
• 2010-04-05 Sold (MLS) $79,000 UNYREIS
• 2010-01-25 Listed $75,000 UNYREIS
• 2005-07-28 Sold (Public Records) $94,500 Public Records
• 2000-12-12 Sold (Public Records) $85,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $7,447 · +2.0% YoY. Source: county tax records.