22 Grassmere Park · Rochester, NY 14612

$99,900

3 bd · 2.0 ba · 1,371 sqft · SingleFamily public records · 8 Days on market

Built 1930 7,500 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

If you are looking for a home with great bones that just needs a little TLC, this property is for you. Located minutes from Lake Ontario, this 3-bedroom, 2-bathroom home is waiting for someone to make it their own. Key updates include a new tear-off roof (2025) and a furnace replaced in 2018. Additionally, the full attic offers the next owner endless possibilities for extra living space. Please note the following details:- Open House: Sunday (4/19) from 12:30 PM – 2:00 PM. - Offer Deadline: Tuesday (4/21) at 2:00 PM. - Condition: The home is being sold AS IS.

Key facts

• New tear-off roof
• Furnace replaced
• Full attic

Tags

• NEW TEAR-OFF ROOF
• FURNACE REPLACED
• FULL ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.1% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

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: 1.64% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.06%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $233,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3583 Lake Ave	0.12mi	3/1.0	1,385 (+1%)	4mo	$165,000	$119	86
236 Afton St	0.25mi	3/1.5	1,392 (+2%)	0mo	$255,000	$183	83
74 Yarker Ave	0.14mi	3/1.0	1,414 (+3%)	5mo	$181,500	$128	80
374 River Hts	0.25mi	2/2.0 (-1)	1,334 (-3%)	2mo	$280,000	$210	77
101 Freemont Rd	0.37mi	3/1.5	1,352 (-1%)	4mo	$230,000	$170	75
43 Britton Rd	0.18mi	3/2.0	1,200 (-12%)	3mo	$177,500	$148	68
122 Clearview Rd	0.39mi	3/1.0	1,257 (-8%)	2mo	$151,000	$120	62
60 Hilltop Rd	0.66mi	3/2.0	1,296 (-6%)	2mo	$281,000	$217	59
6 Calvin Rd	0.73mi	3/1.5	1,319 (-4%)	4mo	$250,000	$190	54
126 Marwood Rd	0.71mi	4/2.0 (+1)	1,299 (-5%)	2mo	$270,000	$208	51
231 Hampton Blvd	0.66mi	2/2.5 (-1)	1,548 (+13%)	0mo	$260,000	$168	40
762 Bennington Dr	0.72mi	3/1.0	1,569 (+14%)	4mo	$76,000	$48	35

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: 24.8%
• Equity multiple: 2.05×
• Total profit: $29,457
• Equity at exit: $14,895

10-year hold

• IRR: 34.0%
• Equity multiple: 4.45×
• Total profit: $96,474
• Equity at exit: $8,638

Cash invested: $27,972 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $654

Break-even live

Break-even rent $809

Max offer price $99,900

Occupancy floor 55%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	0.04mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	2d	1	0.48mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	2d	1	0.49mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	2d	2	0.53mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	2d	1	0.55mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	2d	1	0.61mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	0.67mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.80mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	2d	3	0.88mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	44d	1	0.89mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	44d	1	1.08mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	1.13mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	14d	1	1.17mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	2d	1	1.17mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	2d	1	1.19mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	44d	1	1.41mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	2d	5	1.46mi

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   listed $99,900 Active

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$402/yr (+$33/mo · 45.4%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,644
• − Mortgage interest: −$5,596
• − Property taxes: −$884
• − Insurance: −$500
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$2,906
• Taxable income: $6,615
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $6,261/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

2 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-14 Listed $99,900 UNYREIS

Property tax history

-2.6%/yr

Latest (2025): $884 · +0.0% YoY. Source: county tax records.