89 Mount Vernon Ave · Rochester, NY 14620

$149,900

3 bd · 1.5 ba · 1,330 sqft · SingleFamily public records · 7 Days on market

Built 1890 2,613 sqft lot $113/sqft · 40% below area Est $250k · 40% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! This could be the best buy in the sought after South Wedge neighborhood! Nice versatile layout w/ 3 bedrooms, 1.5 baths, formal dining room & office/den area, Hardwood & ceramic tile floors thru-out, Many recent updates include kitchen w/ granite countertops (2013), All new thermopane windows & vinyl siding (2009), Roof-Southside (2012), Walking distance to many shops, restaurants etc, just minutes to Highland Hospital, Strong, U of R, Highland park, expressways & more, Call today!

Key facts

• Tile shower surround
• Freshly painted
• Tile flooring

Tags

• FRESHLY PAINTED
• REFINISHED HARDWOOD FLOORS
• UPDATED FULL BATHROOM
• TILE SHOWER SURROUND
• GRANITE COUNTERTOPS
• TILE FLOORING

Property features AI

Exterior

• Parking: No garage; Garage door opener
• Utilities: Cable available; High-speed internet available; Circuit breaker electrical panel; Community/Coop sewer; Spring water source
• Home design: Two-story; Existing construction
• Construction: Vinyl siding; Copper plumbing; Shingle roof; Block and stone foundation
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Den; Separate/formal dining room; Separate/formal living room; Pantry; Solid surface counters
• Laundry & utility: 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 $150k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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 (+1.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 1.2% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $77k; list at $150k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1890 — 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: 1.27% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $249,548
• List price: $149,900
• Delta: -39.93%
• 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
185 Caroline St	0.11mi	3/1.0	1,334 (+0%)	1mo	$242,005	$181	92
176 Caroline St	0.09mi	2/1.5 (-1)	1,408 (+6%)	3mo	$250,000	$178	79
24 Goebel Pl	0.14mi	3/2.0	1,430 (+8%)	3mo	$248,000	$173	77
755 Goodman St S	0.30mi	3/1.0	1,220 (-8%)	1mo	$153,500	$126	69
61 Allmeroth St	0.49mi	3/1.0	1,289 (-3%)	3mo	$244,000	$189	68
24 Bloomfield Pl	0.41mi	3/2.0	1,241 (-7%)	1mo	$215,000	$173	67
69 Benton St	0.18mi	2/1.0 (-1)	1,176 (-12%)	1mo	$227,222	$193	65
383 Benton St	0.47mi	3/1.5	1,257 (-6%)	6mo	$255,000	$203	64
521 Benton St	0.65mi	3/1.0	1,440 (+8%)	1mo	$250,000	$174	53
78 Sanford St	0.45mi	2/2.0 (-1)	1,176 (-12%)	2mo	$300,000	$255	51
461 Benton St	0.57mi	4/1.5 (+1)	1,500 (+13%)	1mo	$270,000	$180	46
190 Henrietta St	0.62mi	2/2.0 (-1)	1,494 (+12%)	4mo	$310,000	$207	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $5,503
• Equity at exit: $22,351

10-year hold

• IRR: 11.3%
• Equity multiple: 1.81×
• Total profit: $34,114
• Equity at exit: $12,961

Cash invested: $41,972 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$786
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $521

Break-even live

Break-even rent $1,240

Max offer price $149,900

Occupancy floor 68%

Sensitivity live

Price	-10% $606	-5% $563	+0% $521	+5% $479	+10% $436
Rent	-10% $371	-5% $446	+0% $521	+5% $596	+10% $671
Rate	-1.0pp $596	-0.5pp $559	base $521	+0.5pp $482	+1.0pp $443

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	0.17mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	0.19mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	868	$2,506	$2.89	3d	8	0.29mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	22d	1	0.30mi
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	24d	1	0.31mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	4d	1	0.34mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	4d	1	0.35mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.35mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	0.36mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	0.37mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.39mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	0.40mi
495 S Clinton Ave Rochester, NY	2.0	1.0	1000	$1,400	$1.40	15d	1	0.44mi
108 Boardman St Rochester, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	0.51mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	44d	1	0.60mi
123 Griffith St Unit 6 Rochester, NY	2.0	1.0	1000	$950	$0.95	22d	1	0.60mi
12 Boardman St Rochester, NY	2.0	1.0	1008	$1,600	$1.59	44d	1	0.62mi
19-21 Cornell St Rochester, NY	2.0	1.0	900	$1,250	$1.39	24d	1	0.63mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	11d	1	0.68mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	0.75mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	44d	1	0.76mi
164 Laburnam Cres Rochester, NY	2.0	2.0	1328	$1,900	$1.43	44d	1	0.79mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	24d	1	0.81mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	44d	1	0.81mi
47 Savannah St Rochester, NY	2.0	1.0–2.0	775	$2,025	$2.61	22d	6	0.88mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	0.89mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	0.92mi
32 Lilac Dr Brighton, NY	2.0	1.0–1.5	800	$1,625	$2.03	22d	4	0.93mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	0.93mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	11d	1	0.93mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	3d	1	0.94mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	1.01mi
56 Clintwood Ct Brighton, NY	2.0	1.0	685	$1,565	$2.28	4d	1	1.02mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	44d	1	1.03mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	1.03mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	1.04mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	44d	1	1.07mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.08mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.09mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.09mi

Listing history 7 events

1. 2026-05-06
   status Pending 977-char remark
2. 2026-04-29
   listed $149,900 Active 977-char remark
3. 2015-05-18
   soldstatus $77,000 Closed Sale or Rented 540-char remark

   Show marketing remark (540 chars)

   Location, Location, Location! This could be the best buy in the sought after South Wedge neighborhood! Nice versatile layout w/ 3 bedrooms, 1.5 baths, formal dining room & office/den area, Hardwood & ceramic tile floors thru-out, Many recent updates include kitchen w/ granite countertops (2013), All new thermopane windows & vinyl siding (2009), Roof-Southside (2012), Walking distance to many shops, restaurants etc, just minutes to Highland Hospital, Strong, U of R, Highland park, expressways & more, Call today!

4. 2015-05-15
   soldstatus $77,000
5. 2015-03-23
   listed $84,900 540-char remark

   Show marketing remark (540 chars)

   Location, Location, Location! This could be the best buy in the sought after South Wedge neighborhood! Nice versatile layout w/ 3 bedrooms, 1.5 baths, formal dining room & office/den area, Hardwood & ceramic tile floors thru-out, Many recent updates include kitchen w/ granite countertops (2013), All new thermopane windows & vinyl siding (2009), Roof-Southside (2012), Walking distance to many shops, restaurants etc, just minutes to Highland Hospital, Strong, U of R, Highland park, expressways & more, Call today!

6. 2013-10-26
   listed $94,900
7. 2003-02-21
   soldstatus $66,000

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $2,055 · $171/mo
• Expected delta: +$479/yr (+$40/mo · 30.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,797
• − Mortgage interest: −$8,397
• − Property taxes: −$1,576
• − Insurance: −$750
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,361
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $5,275/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+127.1% since first listed

7 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $149,900 UNYREIS
• 2015-05-18 Sold (MLS) $77,000 UNYREIS
• 2015-05-15 Sold (Public Records) $77,000 Public Records
• 2015-03-23 Listed $84,900 UNYREIS
• 2013-10-26 Listed $94,900 UNYREIS
• 2003-02-21 Sold (Public Records) $66,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,576 · +0.2% YoY. Source: county tax records.