518 Humboldt St · Rochester, NY 14610

$229,500

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 37 Days on market

Built 1920 7,456 sqft lot $148/sqft · 22% below area Est $296k · 22% 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom home in the desirable North Winton Village neighborhood! Offering over 1,500 square feet of living space, this home features a spacious layout with generously sized rooms, high ceilings, and plenty of natural light throughout. The first floor includes a bright living area and formal dining space, perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space with room to personalize, while the home’s overall condition makes it truly move-in ready with the opportunity to add your own updates over time. Additional features include central air, a private driveway, and a deep backyard providing plenty of outdoor space. Conveniently located near local shops, restaurants, and expressways, this home offers both comfort and accessibility. Flexible showing with quick response to all inquiries.

Key facts

• Bright living area
• Private driveway
• Formal dining space

Tags

• BRIGHT LIVING AREA
• FORMAL DINING SPACE
• AMPLE CABINET SPACE
• PRIVATE DRIVEWAY
• DEEP BACKYARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $180 ($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 $206k (10.4% below list).
• Recommended offer: $206k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+2.7%/yr); 85 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 37 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $170k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $205,681 (10.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $295,861
• List price: $229,500
• Delta: -22.43%
• 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
120 Brookfield Rd	0.23mi	3/1.5	1,568 (+1%)	3mo	$340,000	$217	83
48 Arbordale Ave	0.34mi	3/2.5	1,550 (+0%)	0mo	$285,000	$184	78
35 Drexmore Rd	0.06mi	3/2.0	1,414 (-9%)	4mo	$295,000	$209	75
1050 Atlantic Ave	0.24mi	2/1.0 (-1)	1,445 (-7%)	1mo	$270,000	$187	72
106 Ohio St	0.53mi	3/2.0	1,600 (+3%)	2mo	$218,000	$136	64
25 Wilsonia Rd	0.67mi	3/1.0	1,604 (+4%)	1mo	$338,000	$211	62
116 Newcroft Park	0.41mi	3/3.0	1,652 (+7%)	0mo	$510,000	$309	61
67 Merwin Ave	0.63mi	4/1.5 (+1)	1,592 (+3%)	3mo	$354,000	$222	57
1160 Park Ave	0.72mi	3/1.5	1,481 (-4%)	1mo	$285,000	$192	56
133 Royleston Rd	0.60mi	3/1.5	1,435 (-7%)	4mo	$185,000	$129	54
86 Arbordale Ave	0.33mi	3/2.5	1,350 (-13%)	4mo	$353,000	$261	54
77 Macbeth St	0.69mi	4/2.0 (+1)	1,476 (-5%)	5mo	$265,000	$180	47

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-26,334
• Equity at exit: $34,219

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-10,723
• Equity at exit: $19,843

Cash invested: $64,260 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $180

Break-even live

Break-even rent $1,828

Max offer price $229,500

Occupancy floor 86%

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	0.54mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.64mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.66mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	0.69mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	0.70mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.79mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.97mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.02mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.10mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	1.15mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	1.22mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.24mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.27mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	2d	17	1.34mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.37mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	1.37mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	23d	1	1.46mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.48mi

Listing history 15 events

1. 2026-05-09
   price $229,500 877-char remark

   Show marketing remark (877 chars)

   Welcome to this well-maintained 3-bedroom home in the desirable North Winton Village neighborhood! Offering over 1,500 square feet of living space, this home features a spacious layout with generously sized rooms, high ceilings, and plenty of natural light throughout. The first floor includes a bright living area and formal dining space, perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space with room to personalize, while the home’s overall condition makes it truly move-in ready with the opportunity to add your own updates over time. Additional features include central air, a private driveway, and a deep backyard providing plenty of outdoor space. Conveniently located near local shops, restaurants, and expressways, this home offers both comfort and accessibility. Flexible showing with quick response to all inquiries.

2. 2026-04-20
   listed $239,900 Active 877-char remark

   Show marketing remark (877 chars)

   Welcome to this well-maintained 3-bedroom home in the desirable North Winton Village neighborhood! Offering over 1,500 square feet of living space, this home features a spacious layout with generously sized rooms, high ceilings, and plenty of natural light throughout. The first floor includes a bright living area and formal dining space, perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space with room to personalize, while the home’s overall condition makes it truly move-in ready with the opportunity to add your own updates over time. Additional features include central air, a private driveway, and a deep backyard providing plenty of outdoor space. Conveniently located near local shops, restaurants, and expressways, this home offers both comfort and accessibility. Flexible showing with quick response to all inquiries.

3. 2022-10-21
   soldstatus $170,000 Closed Sale or Rented 454-char remark

   Show marketing remark (454 chars)

   Wonderful character and tasteful updates in this home including hardwoods and light fixtures. Newer kitchen including cabinets and countertop. Formal spacious dining room and family room for entertaining and relaxing. Newer front porch - pre cast concrete step and rails. Central Air Conditioning! Third floor is spacious and great for storage or seasonal rec room. Roof replaced in 2010 as reported by previous owner. Current C of O good until 1/1/2026.

4. 2022-10-21
   soldstatus $170,000

   Show marketing remark (454 chars)

   Wonderful character and tasteful updates in this home including hardwoods and light fixtures. Newer kitchen including cabinets and countertop. Formal spacious dining room and family room for entertaining and relaxing. Newer front porch - pre cast concrete step and rails. Central Air Conditioning! Third floor is spacious and great for storage or seasonal rec room. Roof replaced in 2010 as reported by previous owner. Current C of O good until 1/1/2026.

5. 2022-09-24
   status Under Contract- Do Not Show 454-char remark

   Show marketing remark (454 chars)

   Wonderful character and tasteful updates in this home including hardwoods and light fixtures. Newer kitchen including cabinets and countertop. Formal spacious dining room and family room for entertaining and relaxing. Newer front porch - pre cast concrete step and rails. Central Air Conditioning! Third floor is spacious and great for storage or seasonal rec room. Roof replaced in 2010 as reported by previous owner. Current C of O good until 1/1/2026.

6. 2022-09-12
   historical Continue to Show- Under Contract 454-char remark

   Show marketing remark (454 chars)

   Wonderful character and tasteful updates in this home including hardwoods and light fixtures. Newer kitchen including cabinets and countertop. Formal spacious dining room and family room for entertaining and relaxing. Newer front porch - pre cast concrete step and rails. Central Air Conditioning! Third floor is spacious and great for storage or seasonal rec room. Roof replaced in 2010 as reported by previous owner. Current C of O good until 1/1/2026.

7. 2022-09-06
   price $179,900 454-char remark

   Show marketing remark (454 chars)

   Wonderful character and tasteful updates in this home including hardwoods and light fixtures. Newer kitchen including cabinets and countertop. Formal spacious dining room and family room for entertaining and relaxing. Newer front porch - pre cast concrete step and rails. Central Air Conditioning! Third floor is spacious and great for storage or seasonal rec room. Roof replaced in 2010 as reported by previous owner. Current C of O good until 1/1/2026.

8. 2022-08-26
   listed $159,900 Active 454-char remark

   Show marketing remark (454 chars)

   Wonderful character and tasteful updates in this home including hardwoods and light fixtures. Newer kitchen including cabinets and countertop. Formal spacious dining room and family room for entertaining and relaxing. Newer front porch - pre cast concrete step and rails. Central Air Conditioning! Third floor is spacious and great for storage or seasonal rec room. Roof replaced in 2010 as reported by previous owner. Current C of O good until 1/1/2026.

9. 2022-04-04
   historical
10. 2022-03-26
    listed $159,900 Active
11. 2019-03-11
    soldstatus $125,000
12. 2019-03-08
    soldstatus $125,000 Closed Sale or Rented
13. 2019-01-22
    status Pending Sale
14. 2019-01-16
    listed $99,900 Active
15. 2006-01-03
    soldstatus $73,140

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,811 · $234/mo
• Expected delta: +$1,067/yr (+$89/mo · 61.2%)

ⓘ 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: $24,682
• − Mortgage interest: −$12,856
• − Property taxes: −$1,744
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$6,676
• Taxable loss: −$1,691
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $2,570/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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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 (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+213.8% since first listed

15 events — show timeline

• 2026-05-09 Price Changed $229,500 UNYREIS
• 2026-04-20 Listed $239,900 UNYREIS
• 2022-10-21 Sold (Public Records) $170,000 Public Records
• 2022-10-21 Sold (MLS) $170,000 UNYREIS
• 2022-09-24 Pending — UNYREIS
• 2022-09-12 Contingent — UNYREIS
• 2022-09-06 Price Changed $179,900 UNYREIS
• 2022-08-26 Listed $159,900 UNYREIS
• 2022-04-04 Listing Removed — UNYREIS
• 2022-03-26 Listed $159,900 UNYREIS
• 2019-03-11 Sold (Public Records) $125,000 Public Records
• 2019-03-08 Sold (MLS) $125,000 UNYREIS
• 2019-01-22 Pending — UNYREIS
• 2019-01-16 Listed $99,900 UNYREIS
• 2006-01-03 Sold (Public Records) $73,140 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,744 · +0.0% YoY. Source: county tax records.