266 Epworth St · Rochester, NY 14611

$129,900

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 10 Days on market

Built 1925 3,504 sqft lot Est $134k · at est.

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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 +26.3/30.0
• ARV discount +9.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 266 Epworth St, where every major update has already been done for you. This fully renovated home offers the kind of peace of mind buyers are searching for with modern finishes, quality craftsmanship, and true move in ready convenience from top to bottom. Inside, you’ll find beautifully preserved original gumwood trim paired perfectly with today’s updates including brand new vinyl flooring and carpet throughout, updated fixtures, fresh finishes, and a bright clean feel that immediately feels like home. The stunning kitchen features granite countertops, all new cabinetry, and a full stainless steel appliance package ready for its next owner to simply unpack and enjoy.

Key facts

• Fully renovated home
• Full tile work
• Standalone shower

Tags

• FULLY RENOVATED HOME
• ORIGINAL GUMWOOD TRIM
• GRANITE COUNTERTOPS
• COMPLETELY REMODELED BATHROOM
• FULL TILE WORK
• STANDALONE SHOWER

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2 stories; Existing property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Gravel driveway; Enclosed porch; Porch; Fully fenced yard; Corner, rectangular residential lot; City street frontage

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bedrooms: 6 total rooms (includes living spaces and laundry)
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Separate/formal living room; Natural woodwork
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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 (+6.4%/yr); 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $1,592/mo this rent would consume 61% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $898 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 (-2.9% appreciation + 6.4% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $129,900

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: 1.23% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $134,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 Frost Ave	0.06mi	3/1.5	1,352 (+5%)	1mo	$77,000	$57	87
18 Melrose St	0.39mi	4/1.5 (+1)	1,286 (-0%)	2mo	$180,000	$140	73
84 Stratford Park	0.61mi	3/1.0	1,275 (-1%)	1mo	$83,000	$65	68
393 Cottage St	0.53mi	2/1.0 (-1)	1,286 (-0%)	2mo	$10,000	$8	68
90 Cottage St	0.69mi	3/1.0	1,303 (+1%)	1mo	$145,000	$111	66
797 Seward St	0.66mi	3/1.5	1,336 (+3%)	1mo	$170,000	$127	61
92 Sawyer St	0.58mi	3/1.5	1,388 (+7%)	2mo	$166,000	$120	57
88 Monica St	0.72mi	4/1.0 (+1)	1,342 (+4%)	2mo	$97,500	$73	54
1074 Exchange St	0.65mi	3/1.0	1,170 (-10%)	2mo	$120,000	$103	52
70 Barton St	0.67mi	2/2.0 (-1)	1,330 (+3%)	5mo	$150,000	$113	51
790 Genesee St	0.63mi	4/2.0 (+1)	1,389 (+7%)	2mo	$145,000	$104	48
149 Champlain St	0.44mi	2/1.0 (-1)	1,100 (-15%)	5mo	$78,000	$71	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $6,302
• Equity at exit: $19,766

10-year hold

• IRR: 16.6%
• Equity multiple: 2.59×
• Total profit: $58,012
• Equity at exit: $11,915

Cash invested: $36,372 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$681
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $335

Break-even live

Break-even rent $1,168

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $409	-5% $372	+0% $335	+5% $299	+10% $262
Rent	-10% $210	-5% $272	+0% $335	+5% $398	+10% $461
Rate	-1.0pp $401	-0.5pp $368	base $335	+0.5pp $302	+1.0pp $267

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.09mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.18mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.31mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.37mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.42mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.46mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.52mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.57mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.67mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.73mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.78mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.82mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.88mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.88mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	0.90mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.91mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	22d	1	0.96mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.04mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	1.07mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	1.09mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.09mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.12mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.12mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	1.12mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.12mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.14mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.18mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.18mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.18mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.19mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.22mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	1.23mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	1.23mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	1.24mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	1.27mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.31mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	1.31mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	1.31mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.32mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	15d	1	1.34mi

Listing history 2 events

1. 2026-05-31
   status $129,900 Pending 10 DOM
2. 2026-05-20
   listed $129,900 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $19,106
• − Mortgage interest: −$7,276
• − Property taxes: −$2,246
• − Insurance: −$650
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$3,779
• Taxable income: $2,099
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,520/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

1 event — show timeline

• 2026-05-20 Listed $129,900 UNYREIS

Property tax history

+12.2%/yr

Latest (2025): $2,246 · +0.0% YoY. Source: county tax records.