817 Avenue D · Rochester, NY 14621

$139,900

4 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 11 Days on market

Built 1925 3,800 sqft lot $102/sqft · 55% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +4.7/5.0
• 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 817 Avenue D in Rochester, a beautifully updated 4-bedroom, 2-bath home offering modern upgrades and move-in-ready convenience. This 1,368 sq ft home has been thoughtfully renovated with numerous mechanical and cosmetic improvements throughout.  Step inside to a bright living room featuring brand-new luxury waterproof vinyl plank flooring and recessed lighting, creating a warm and modern living space. The dining area flows seamlessly into the fully updated kitchen (2026), which showcases porcelain countertops, wood cabinetry, a stylish tile backsplash, and modern lighting. The first floor offers the convenience of laundry and a full bathroom combination, completed in 2026, f

Key facts

• Tear off roof
• Updated kitchen
• Unfinished attic

Tags

• UPDATED KITCHEN
• DIRECT ACCESS TO PORCH
• UNFINISHED ATTIC
• HIGH EFFICIENCY FURNACE
• TEAR OFF ROOF
• GLASS BLOCK BASEMENT WINDOWS

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story residence; Existing (previously built) structure
• Construction: Blown-in insulation; Cedar and wood siding; PEX plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Balcony; Enclosed porch; Porch; Patio; Partial fencing; Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 95

Interior

• Kitchen: Gas water heater (appliance noted)
• Bedrooms: 9 total rooms (includes living and laundry areas)
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Marble; Tile; Varied flooring types
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Separate/formal dining room; Separate/formal living room; Kitchen/family room combo; Living/dining room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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 (+8.9%/yr); 114 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,733/mo this rent would consume 59% of the median local household income ($35k/yr) (locally 2756% 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 $967 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 + 8.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $39k; list at $140k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1925 — 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: 1.24% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.38%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $90,477
• List price: $139,900
• Delta: 54.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Durnan St	0.21mi	5/1.0 (+1)	1,374 (+0%)	2mo	$85,000	$62	81
749 Avenue D	0.10mi	4/1.5	1,508 (+10%)	1mo	$80,000	$53	78
1295 North Street St	0.31mi	3/1.5 (-1)	1,347 (-2%)	2mo	$70,000	$52	76
1271 North St	0.29mi	4/1.5	1,276 (-7%)	2mo	$128,900	$101	73
623 Avenue D	0.28mi	3/1.0 (-1)	1,254 (-8%)	2mo	$70,000	$56	64
207 Herald St	0.41mi	3/2.0 (-1)	1,288 (-6%)	1mo	$60,000	$47	64
73 Kosciusko St	0.36mi	3/1.0 (-1)	1,470 (+8%)	2mo	$55,000	$37	62
2 Bloomingdale St	0.60mi	3/1.0 (-1)	1,399 (+2%)	1mo	$45,000	$32	61
2 Oscar St	0.64mi	3/1.0 (-1)	1,303 (-5%)	1mo	$65,000	$50	55
455 Clifford Ave	0.66mi	3/1.0 (-1)	1,440 (+5%)	2mo	$40,000	$28	52
116 Barberry	0.65mi	4/2.0	1,220 (-11%)	2mo	$175,000	$143	48
1358 N Clinton Ave	0.68mi	4/2.0	1,567 (+14%)	2mo	$12,000	$8	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.52×
• Total profit: $20,495
• Equity at exit: $20,860

10-year hold

• IRR: 24.8%
• Equity multiple: 3.63×
• Total profit: $103,168
• Equity at exit: $12,096

Cash invested: $39,172 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$734
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $535

Break-even live

Break-even rent $1,056

Max offer price $139,900

Occupancy floor 64%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.15mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.35mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.65mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.66mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.80mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.87mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.09mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.17mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.23mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.28mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.36mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.40mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.44mi

Listing history 8 events

1. 2026-05-08
   status Pending 1825-char remark
2. 2026-04-27
   listed $139,900 Active 1825-char remark
3. 2013-06-26
   listed $35,900
4. 2013-03-06
   listed $35,900
5. 2011-02-16
   soldstatus $38,650
6. 2010-01-28
   soldstatus $18,500
7. 2009-11-08
   listed $22,900
8. 2000-09-21
   soldstatus $13,000

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,437 · $120/mo
• Expected delta: +$928/yr (+$77/mo · 182.3%)

ⓘ 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 3/10 Moderate 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: $20,797
• − Mortgage interest: −$7,837
• − Property taxes: −$509
• − Insurance: −$700
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,070
• Taxable income: $4,355
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $5,372/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+976.2% since first listed

8 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-04-27 Listed $139,900 UNYREIS
• 2013-06-26 Listed $35,900 UNYREIS
• 2013-03-06 Listed $35,900 UNYREIS
• 2011-02-16 Sold (Public Records) $38,650 Public Records
• 2010-01-28 Sold (MLS) $18,500 UNYREIS
• 2009-11-08 Listed $22,900 UNYREIS
• 2000-09-21 Sold (Public Records) $13,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $509 · -5.6% YoY. Source: county tax records.