20 Meech Park · Rochester, NY 14612

$119,900

4 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 16 Days on market

Built 1920 4,800 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own? This charming 1,624 sq. ft. two-story home offers 4 bedrooms and 2 full bathrooms. The nicely updated kitchen blends modern convenience with original character, featuring built-in cupboards and a classic tin ceiling. The first floor includes a spacious living room and formal dining room, perfect for entertaining, along with a full bath. Upstairs, you’ll find four generously sized bedrooms, a second full bathroom, and a full walk-up attic offering great storage potential. Additional features include two enclosed porches and a detached two-car garage. Conveniently located just minutes from Ontario Beach Park and many popular restaurants, this home combines cha

Key facts

• Classic tin ceiling
• Formal dining room
• Built-in cupboards

Tags

• UPDATED KITCHEN
• BUILT-IN CUPBOARDS
• CLASSIC TIN CEILING
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• FULL WALK-UP ATTIC

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Existing construction
• Construction: Composite siding; Copper plumbing; Block foundation
• Exterior features: Enclosed porch; Porch; Gravel driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: Total rooms: 9; Has basement
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Eat-in kitchen; Separate formal living room; Pantry; Storm windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+5.4%/yr); 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($83k/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 $829 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 + 5.4% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 2.04% ✓
• Cap rate: 17.77%
• Cash-on-cash: 41.00%
• DSCR: 2.82
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $254,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Pollard Ave	0.27mi	3/2.0 (-1)	1,576 (-3%)	9mo	$210,000	$133	70
115 Coburg St	0.26mi	3/2.0 (-1)	1,675 (+3%)	11mo	$285,000	$170	69
166 Shore Acres Dr	0.53mi	4/1.5	1,588 (-2%)	6mo	$241,000	$152	64
89 Deville Dr	0.53mi	4/1.5	1,598 (-2%)	10mo	$275,000	$172	62
302 Shore Acres Dr	0.42mi	3/2.0 (-1)	1,575 (-3%)	13mo	$210,000	$133	60
82 Lakeland Ave	0.33mi	3/1.5 (-1)	1,500 (-8%)	7mo	$180,000	$120	59
25 Lakeland Ave	0.32mi	3/1.5 (-1)	1,459 (-10%)	8mo	$165,000	$113	54
130 Quay Dr	0.56mi	4/2.5	1,512 (-7%)	10mo	$245,000	$162	52
15 Beaconview Ct	0.57mi	3/1.5 (-1)	1,470 (-10%)	8mo	$270,000	$184	44
21 Lake Ter	0.74mi	3/1.5 (-1)	1,558 (-4%)	11mo	$255,000	$164	42
28 Clematis St	0.74mi	3/2.0 (-1)	1,749 (+8%)	7mo	$250,000	$143	42
18 Centre Ter	0.72mi	3/1.0 (-1)	1,476 (-9%)	6mo	$232,000	$157	37

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 2.78×
• Total profit: $59,613
• Equity at exit: $17,877

10-year hold

• IRR: 47.6%
• Equity multiple: 6.12×
• Total profit: $171,741
• Equity at exit: $10,367

Cash invested: $33,572 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,147

Break-even live

Break-even rent $993

Max offer price $119,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,215	-5% $1,181	+0% $1,147	+5% $1,113	+10% $1,079
Rent	-10% $954	-5% $1,051	+0% $1,147	+5% $1,244	+10% $1,340
Rate	-1.0pp $1,208	-0.5pp $1,178	base $1,147	+0.5pp $1,116	+1.0pp $1,084

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	45d	1	0.20mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	15d	1	0.72mi

Listing history 12 events

1. 2026-06-15
   statusdays on market $119,900 Pending 16 DOM
2. 2026-06-13
   days on market $119,900 Active 15 DOM
3. 2026-06-13
   days on market $119,900 Active 14 DOM
4. 2026-06-10
   days on market $119,900 Active 12 DOM
5. 2026-06-09
   days on market $119,900 Active 11 DOM
6. 2026-06-09
   days on market $119,900 Active 10 DOM
7. 2026-06-07
   days on market $119,900 Active 9 DOM
8. 2026-06-05
   days on market $119,900 Active 6 DOM
9. 2026-06-03
   days on market $119,900 Active 5 DOM
10. 2026-06-03
    days on market $119,900 Active 4 DOM
11. 2026-06-01
    days on market $119,900 Active 3 DOM
12. 2026-05-31
    days on market $119,900 Active 2 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: $1,268 · $106/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$379/yr (+$32/mo · 29.9%)

ⓘ 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 · 16 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: $29,341
• − Mortgage interest: −$6,716
• − Property taxes: −$1,268
• − Insurance: −$600
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$3,488
• Taxable income: $12,574
• Est. tax owed @ 24.0%: −$3,018
• After-tax cash flow: $10,748/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): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

1 event — show timeline

• 2026-05-26 Listed $119,900 UNYREIS

Property tax history

+3.5%/yr

Latest (2025): $1,268 · +0.0% YoY. Source: county tax records.