20 Mccall Rd · Rochester, NY 14615

$174,900

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 13 Days on market

Built 1930 4,944 sqft lot $112/sqft · 19% below area Est $216k · 19% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wait till you see what is hidden inside this home on the Greece border! There is a great enclosed front porch to enjoy without the bugs bothering you. The spacious living room features artificial fireplace, nice wood crown molding and arched open way to the dining room. The formal dining room features nice hardwood floors, crown molding and sliding glass door leading to rear deck. Beautiful updated kitchen with ceramic tile floors and some appliances included. Fully fenced yard with beautifully landscaped yard, stone walkway and covered deck. Newer furnace and driveway. Convenient location.

Key facts

• Double-wide driveway
• Covered rear deck
• Modern gas fireplace

Tags

• UPDATED EAT-IN KITCHEN
• MODERN GAS FIREPLACE
• LARGE ENCLOSED FRONT PORCH
• COVERED REAR DECK
• DOUBLE-WIDE DRIVEWAY
• LOW MAINTENANCE EXTERIOR

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Garage has electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2 stories; Resale property; Asphalt roof; Rectangular lot near public transit; City street frontage; Lot dimensions approximately 56 x 87
• Construction: Composite siding; Blown-in insulation; Copper plumbing; Block foundation; Existing (year built not specified)
• Exterior features: Blacktop driveway; Deck; Covered deck/patio/porch areas; Enclosed porch; Porch; Patio; Screened porch; Partial fencing

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Convertible bedroom (count included in total rooms)
• Flooring: Hardwood; Carpet; Luxury vinyl; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Sliding glass door(s); Natural woodwork; Convertible bedroom; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $428 ($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: 74 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,937/mo this rent would consume 45% of the median local household income ($51k/yr) (locally 1245% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $75k; list at $175k implies a 133% 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 $174,900

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. 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: 1.11% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (median comp): $216,197
• List price: $174,900
• Delta: -19.10%
• 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
27 Woodside Ln	0.36mi	3/2.0	1,578 (+1%)	4mo	$216,500	$137	76
378 Bernice St	0.14mi	4/1.0 (+1)	1,488 (-5%)	5mo	$165,000	$111	74
84 Studley St	0.42mi	4/1.5 (+1)	1,600 (+3%)	5mo	$201,000	$126	67
99 Beverly Hts	0.72mi	3/2.5	1,536 (-2%)	3mo	$214,400	$140	57
44 Florida Ave	0.52mi	3/1.5	1,417 (-9%)	4mo	$263,000	$186	57
132 Duffern Dr	0.60mi	3/1.5	1,440 (-8%)	3mo	$160,000	$111	56
20 Florida Ave	0.53mi	4/1.0 (+1)	1,667 (+7%)	3mo	$265,000	$159	55
222 Oakwood Rd	0.42mi	2/1.0 (-1)	1,332 (-15%)	0mo	$180,000	$135	49
19 Mac Arthur Rd	0.60mi	4/1.0 (+1)	1,416 (-9%)	2mo	$183,000	$129	48
25 Williston Rd	0.65mi	3/1.5	1,750 (+12%)	4mo	$225,000	$129	46
22 Mac Arthur Rd	0.61mi	4/2.0 (+1)	1,332 (-15%)	1mo	$242,000	$182	39
647 Bonesteel St	0.74mi	3/1.0	1,344 (-14%)	3mo	$210,000	$156	38

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,114
• Equity at exit: $26,078

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $33,989
• 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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$917
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $428

Break-even live

Break-even rent $1,395

Max offer price $174,900

Occupancy floor 73%

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 5 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	0.59mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.30mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	1.30mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	1.34mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	1.41mi

Listing history 4 events

1. 2026-05-14
   listed $174,900 Active 651-char remark
2. 2012-01-03
   soldstatus $75,000 597-char remark

   Show marketing remark (597 chars)

   Wait till you see what is hidden inside this home on the Greece border! There is a great enclosed front porch to enjoy without the bugs bothering you. The spacious living room features artificial fireplace, nice wood crown molding and arched open way to the dining room. The formal dining room features nice hardwood floors, crown molding and sliding glass door leading to rear deck. Beautiful updated kitchen with ceramic tile floors and some appliances included. Fully fenced yard with beautifully landscaped yard, stone walkway and covered deck. Newer furnace and driveway. Convenient location.

3. 2011-07-19
   listed $69,900 597-char remark

   Show marketing remark (597 chars)

   Wait till you see what is hidden inside this home on the Greece border! There is a great enclosed front porch to enjoy without the bugs bothering you. The spacious living room features artificial fireplace, nice wood crown molding and arched open way to the dining room. The formal dining room features nice hardwood floors, crown molding and sliding glass door leading to rear deck. Beautiful updated kitchen with ceramic tile floors and some appliances included. Fully fenced yard with beautifully landscaped yard, stone walkway and covered deck. Newer furnace and driveway. Convenient location.

4. 2000-04-06
   soldstatus $63,500

ⓘ 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: $1,347 · $112/mo
• Projected year-2 tax: $2,151 · $179/mo
• Expected delta: +$804/yr (+$67/mo · 59.7%)

ⓘ 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 ≥96°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: $23,246
• − Mortgage interest: −$9,797
• − Property taxes: −$1,347
• − Insurance: −$874
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$5,088
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $4,556/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▼ -31.81%
• Current HPI: 240.6896
• 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

+175.4% since first listed

5 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-14 Listed $174,900 UNYREIS
• 2012-01-03 Sold (MLS) $75,000 UNYREIS
• 2011-07-19 Listed $69,900 UNYREIS
• 2000-04-06 Sold (Public Records) $63,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,347 · -4.2% YoY. Source: county tax records.