327 Rand St · Rochester, NY 14615

$125,000

2 bd · 1.0 ba · 798 sqft · SingleFamily public records · 7 Days on market

Built 1949 4,000 sqft lot Est $152k · 18% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• 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

This move-in-ready Maplewood property features a brand new kitchen complete with stylish shaker cabinets, warm butcher block countertops, and new appliances—all included for your convenience. Durable, scratch and water-resistant laminate flooring runs seamlessly throughout the home, complemented by brand new vinyl windows that enhance both efficiency and natural light. The updated full bathroom offers a clean, modern feel, while the generously sized primary bedroom boasts a walk-in closet for ample storage. Outside, enjoy a fully fenced yard—perfect for pets, entertaining, or added privacy—along with a detached garage for additional storage or parking. 2025 Hot Water Tank.

Key facts

• Brand new kitchen
• Walk-in closet
• New vinyl windows

Tags

• BRAND NEW KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• DURABLE LAMINATE FLOORING
• NEW VINYL WINDOWS
• UPDATED FULL BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $123k (1.6% below list).
• Recommended offer: $123k (1.6% 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: 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,042 (1.6% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.98% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $152,418
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
394 Knickerbocker Ave	0.19mi	2/1.0	717 (-10%)	2mo	$137,000	$191	73
81 Fox St	0.28mi	3/1.0 (+1)	836 (+5%)	3mo	$160,000	$191	72
534 Newbury St	0.35mi	2/1.0	891 (+12%)	1mo	$165,000	$185	63
63 Dorothy Ave	0.57mi	2/1.0	754 (-6%)	2mo	$162,300	$215	63
670 Ridgeway Ave	0.25mi	2/1.5	839 (+5%)	19mo	$139,000	$166	62
127 Perinton St	0.44mi	2/1.0	720 (-10%)	11mo	$145,000	$201	54
1921 Dewey Ave	0.58mi	2/2.0	889 (+11%)	8mo	$132,000	$148	44

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,835
• Equity at exit: $18,638

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $9,073
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$656
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $196

Break-even live

Break-even rent $983

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Ramona Park Rochester, NY	2.0	1.0	624	$893	$1.43	43d	1	0.11mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	0.58mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.66mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	0.67mi
391-393 Flower City Park Unit Down Rochester, NY	1.0	1.0	800	$950	$1.19	23d	1	0.74mi
41 Whitehouse Dr Greece, NY	1.0	1.0	625	$1,622	$2.60	2d	7	0.77mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	2d	17	0.80mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	0.83mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	0.94mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	0.97mi
1370 Ridgeway Ave Rochester, NY	2.0	1.0	800	$1,250	$1.56	23d	1	1.04mi
221 Susan Ln Rochester, NY	1.0	1.0	615	$1,035	$1.68	43d	1	1.16mi
2 Archer St Unit UP Rochester, NY	1.0	1.0	600	$895	$1.49	43d	1	1.21mi
266 Hoover Dr Rochester, NY	3.0	1.0	816	$2,295	$2.81	2d	1	1.24mi
265 Driving Park Ave Unit 25 Rochester, NY	1.0	1.0	605	$1,150	$1.90	43d	1	1.32mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	1.32mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.41mi
200 Seth Green Dr Rochester, NY	1.0	1.0	517	$858	$1.66	43d	1	1.48mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	3d	1	1.49mi

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-08
   listed $125,000 Active
3. 2005-05-12
   soldstatus $85,279
4. 1996-07-23
   soldstatus $48,000

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$643/yr (+$54/mo · 77.8%)

ⓘ 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 ≥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: $14,765
• − Mortgage interest: −$7,002
• − Property taxes: −$826
• − Insurance: −$625
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,636
• Taxable income: $313
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,272/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

+160.4% since first listed

4 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-04-08 Listed $125,000 UNYREIS
• 2005-05-12 Sold (Public Records) $85,279 Public Records
• 1996-07-23 Sold (Public Records) $48,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $826 · +0.0% YoY. Source: county tax records.