38 Hazelwood Ter · Rochester, NY 14609

$129,900

3 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 8 Days on market

Built 1900 2,028 sqft lot $115/sqft · 24% above area Est $105k · 24% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice property to add to your portfolio, call and ask about package deal have 3 others to add in. Rents for 875.00 per month. Nice gum wood trim a must see.

Key facts

• Brand new kitchen
• New carpeting
• Fully finished attic

Tags

• FULLY FINISHED ATTIC
• BRAND NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• FULLY UPDATED BATHROOM
• NEW CARPETING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing/resale property
• Construction: Aluminum siding; Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; City street frontage; Irregular residential lot (approx. 32 x 63)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 7 total rooms including living and family rooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/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 (+7.9%/yr); 199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 (-3.0% appreciation + 7.9% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $37k; list at $130k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1900 — 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: 1.24% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $104,613
• List price: $129,900
• Delta: 24.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 N Goodman St	0.42mi	3/1.0	1,126 (-1%)	3mo	$135,000	$120	75
223 Cummings St	0.59mi	3/1.0	1,144 (+1%)	4mo	$90,000	$79	66
865 N Goodman St	0.29mi	4/1.5 (+1)	1,245 (+10%)	2mo	$76,000	$61	64
1824 Clifford Ave	0.63mi	3/1.0	1,188 (+5%)	2mo	$62,500	$53	59
1822 Clifford Ave	0.62mi	3/1.0	1,188 (+5%)	3mo	$95,000	$80	59
144 Peck St	0.56mi	3/1.5	1,264 (+12%)	0mo	$173,000	$137	54
157 Cummings St	0.49mi	3/2.0	1,272 (+12%)	2mo	$250,000	$197	53
21 Netherton Rd	0.50mi	3/1.5	977 (-14%)	2mo	$200,000	$205	52
82 Willmont St	0.75mi	2/1.0 (-1)	1,100 (-3%)	1mo	$155,000	$141	52
45 Newcomb St	0.69mi	3/1.0	1,233 (+9%)	3mo	$110,000	$89	49
147 5th St	0.46mi	4/1.0 (+1)	1,289 (+14%)	3mo	$150,000	$116	46
93 Willmont St	0.73mi	2/2.0 (-1)	1,022 (-10%)	2mo	$145,000	$142	41

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.46×
• Total profit: $16,836
• Equity at exit: $19,369

10-year hold

• IRR: 23.6%
• Equity multiple: 3.49×
• Total profit: $90,386
• Equity at exit: $11,231

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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$681
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $465

Break-even live

Break-even rent $1,021

Max offer price $129,900

Occupancy floor 66%

Sensitivity live

Price	-10% $538	-5% $502	+0% $465	+5% $428	+10% $391
Rent	-10% $338	-5% $401	+0% $465	+5% $528	+10% $592
Rate	-1.0pp $530	-0.5pp $498	base $465	+0.5pp $431	+1.0pp $397

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
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.13mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	4d	1	0.22mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	20d	1	0.31mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	0.31mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	0.33mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.40mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.42mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.43mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.45mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.48mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.60mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.61mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.65mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.66mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.71mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	45d	1	0.73mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	0.73mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	0.89mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	45d	1	0.91mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	0.92mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.93mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	0.94mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	0.98mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.98mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.98mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	4d	3	1.02mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	1.04mi
405 Alexander St Rochester, NY	2.0	1.0	800	$1,425	$1.78	4d	1	1.04mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.07mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	1.14mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.19mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	4d	1	1.30mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	1.31mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	1.31mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	45d	1	1.33mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	11d	1	1.33mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	22d	1	1.33mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	4d	15	1.34mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	45d	1	1.37mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.39mi

Listing history 8 events

1. 2026-05-14
   listed $129,900 Active 949-char remark
2. 2016-10-17
   soldstatus $37,000 Closed Sale or Rented 156-char remark

   Show marketing remark (156 chars)

   Nice property to add to your portfolio, call and ask about package deal have 3 others to add in. Rents for 875.00 per month. Nice gum wood trim a must see.

3. 2016-10-17
   soldstatus $37,000

   Show marketing remark (156 chars)

   Nice property to add to your portfolio, call and ask about package deal have 3 others to add in. Rents for 875.00 per month. Nice gum wood trim a must see.

4. 2016-06-11
   historical 156-char remark

   Show marketing remark (156 chars)

   Nice property to add to your portfolio, call and ask about package deal have 3 others to add in. Rents for 875.00 per month. Nice gum wood trim a must see.

5. 2016-03-17
   listed $29,900 Active 156-char remark

   Show marketing remark (156 chars)

   Nice property to add to your portfolio, call and ask about package deal have 3 others to add in. Rents for 875.00 per month. Nice gum wood trim a must see.

6. 2010-08-31
   soldstatus $35,000
7. 2010-08-30
   soldstatus $35,000

   Show marketing remark (140 chars)

   Owner occupied. Spotless maintained by owner. Central A/C. Vinyl siding. thermal Pane window. Enclosed front Porch. Full, finished basement.

8. 2010-02-25
   listed $39,900

   Show marketing remark (140 chars)

   Owner occupied. Spotless maintained by owner. Central A/C. Vinyl siding. thermal Pane window. Enclosed front Porch. Full, finished basement.

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,524 · $127/mo
• Expected delta: +$671/yr (+$56/mo · 78.6%)

ⓘ 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 · 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: $19,311
• − Mortgage interest: −$7,276
• − Property taxes: −$853
• − Insurance: −$650
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$3,779
• Taxable income: $3,663
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,699/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+225.6% since first listed

9 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-14 Listed $129,900 UNYREIS
• 2016-10-17 Sold (Public Records) $37,000 Public Records
• 2016-10-17 Sold (MLS) $37,000 UNYREIS
• 2016-06-11 Listing Removed — UNYREIS
• 2016-03-17 Listed $29,900 UNYREIS
• 2010-08-31 Sold (Public Records) $35,000 Public Records
• 2010-08-30 Sold (MLS) $35,000 UNYREIS
• 2010-02-25 Listed $39,900 UNYREIS

Property tax history

+2.9%/yr

Latest (2025): $853 · +2.7% YoY. Source: county tax records.