1085 Harvard St · Rochester, NY 14610

$349,900

4 bd · 1.5 ba · 1,666 sqft · SingleFamily public records · 22 Days on market

Built 1927 3,049 sqft lot $210/sqft · 26% below area Est $475k · 26% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1085 Harvard Street!! This charming Park Avenue old-style home features 4 bedrooms, 1.5 baths, office/walk-in pantry, 2nd floor enclosed porch and amazing location near Rochester schools and local restaurants/bars!! Walk to Wegmans and the corner coffee shop. The huge, covered front porch is great for entertaining or just relaxing. You'll feel right at home with the spacious living room offering plenty of natural lighting, a fireplace and stained glass windows, formal dining room, adorable kitchen, half bath and office/walk-in pantry area. The second floor has all 4 bedrooms (including the primary), a sun filled enclosed porch with access from 2 bedrooms, full bathroom and walk up attic. Updates include a fresh coat of interior paint(2025), many new interior and exterior lighting fixtures(2025), refinished hardwood floors(2025) and a new furnace(2024). Don't wait to see this one, it truly will not last long! Open house on Sunday 12/14 from 10:30am to 12:30pm, and delayed negotiations until Tuesday 12/16 at Noon.

Key facts

• Covered front porch
• Thoughtful upgrades
• Original details

Tags

• COVERED FRONT PORCH
• ORIGINAL DETAILS
• STUNNING STAINED GLASS WINDOWS
• REDESIGNED FIRST FLOOR LAYOUT
• THOUGHTFUL UPGRADES
• NEWLY UPGRADED KITCHEN

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical service
• Home design: 2 stories; Existing (previously built) residence; City street frontage; Rectangular lot; Near public transit; Residential lot
• Construction: Wood siding; Asphalt roof; Block foundation; Copper plumbing; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Balcony; Covered porch

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator; Dishwasher; Quartz counters
• Bedrooms: Total of 6 rooms (includes living and laundry areas)
• Flooring: Hardwood floors; Tile flooring; Varied flooring types
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Leaded glass windows; Separate formal living room; Separate formal dining room; Combined living/dining room; Quartz countertops
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (28.7% below list).
• Recommended offer: $249k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 35% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $10k 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 22 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $240k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,305 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1927 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $474,728
• List price: $349,900
• Delta: -22.08%
• 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
39 Bengal Ter	0.17mi	3/2.0 (-1)	1,652 (-1%)	13mo	$400,000	$242	73
1160 Park Ave	0.11mi	3/1.5 (-1)	1,481 (-11%)	1mo	$285,000	$192	70
364 Hillside Ave	0.41mi	3/2.5 (-1)	1,644 (-1%)	8mo	$400,000	$243	63
4.5 Donlon St	0.72mi	4/2.0	1,712 (+3%)	0mo	$359,900	$210	60
80 Winton Rd S	0.38mi	3/1.0 (-1)	1,727 (+4%)	12mo	$220,000	$127	59
405 Winton Rd S	0.53mi	3/1.5 (-1)	1,576 (-5%)	5mo	$350,000	$222	57
360 San Gabriel Dr	0.64mi	4/2.5	1,735 (+4%)	6mo	$375,000	$216	54
245 Nunda Blvd	0.50mi	3/1.5 (-1)	1,848 (+11%)	0mo	$365,000	$198	53
15 Nunda Blvd	0.38mi	3/2.0 (-1)	1,870 (+12%)	11mo	$399,000	$213	45
33 Morven Rd	0.55mi	3/1.5 (-1)	1,511 (-9%)	12mo	$350,000	$232	44
75 Hampden Rd	0.47mi	3/1.5 (-1)	1,474 (-12%)	14mo	$248,232	$168	42
690 Hillside Ave	0.72mi	3/3.0 (-1)	1,752 (+5%)	12mo	$350,000	$200	37

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-69,416
• Equity at exit: $52,171

10-year hold

• IRR: -14.2%
• Equity multiple: 0.19×
• Total profit: $-79,119
• Equity at exit: $30,253

Cash invested: $97,972 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-187

Break-even live

Break-even rent $2,729

Max offer price $316,913

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-88	+0% $-187	+5% $-286	+10% $-385
Rent	-10% $-384	-5% $-285	+0% $-187	+5% $-88	+10% $10
Rate	-1.0pp $-11	-0.5pp $-98	base $-187	+0.5pp $-277	+1.0pp $-370

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	3d	1	0.23mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	0.54mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	0.67mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.93mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	11d	1	1.07mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	1.07mi
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	44d	1	1.18mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.21mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.24mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	1.29mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	3d	17	1.32mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	11d	1	1.33mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	45d	1	1.34mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	12d	1	1.44mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	1.45mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.48mi

Listing history 11 events

1. 2026-06-09
   statusdays on market $349,900 Pending 22 DOM
2. 2026-06-07
   days on market $349,900 Active 21 DOM
3. 2026-06-05
   days on market $349,900 Active 18 DOM
4. 2026-06-03
   days on market $349,900 Active 17 DOM
5. 2026-06-03
   days on market $349,900 Active 16 DOM
6. 2026-06-01
   days on market $349,900 Active 15 DOM
7. 2026-05-31
   days on market $349,900 Active 14 DOM
8. 2026-05-18
   listed $359,900 Active 969-char remark
9. 2026-02-19
   soldstatus $240,000 Closed 1038-char remark

   Show marketing remark (1038 chars)

   Welcome to 1085 Harvard Street!! This charming Park Avenue old-style home features 4 bedrooms, 1.5 baths, office/walk-in pantry, 2nd floor enclosed porch and amazing location near Rochester schools and local restaurants/bars!! Walk to Wegmans and the corner coffee shop. The huge, covered front porch is great for entertaining or just relaxing. You'll feel right at home with the spacious living room offering plenty of natural lighting, a fireplace and stained glass windows, formal dining room, adorable kitchen, half bath and office/walk-in pantry area. The second floor has all 4 bedrooms (including the primary), a sun filled enclosed porch with access from 2 bedrooms, full bathroom and walk up attic. Updates include a fresh coat of interior paint(2025), many new interior and exterior lighting fixtures(2025), refinished hardwood floors(2025) and a new furnace(2024). Don't wait to see this one, it truly will not last long! Open house on Sunday 12/14 from 10:30am to 12:30pm, and delayed negotiations until Tuesday 12/16 at Noon.

10. 2025-12-19
    status Pending 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to 1085 Harvard Street!! This charming Park Avenue old-style home features 4 bedrooms, 1.5 baths, office/walk-in pantry, 2nd floor enclosed porch and amazing location near Rochester schools and local restaurants/bars!! Walk to Wegmans and the corner coffee shop. The huge, covered front porch is great for entertaining or just relaxing. You'll feel right at home with the spacious living room offering plenty of natural lighting, a fireplace and stained glass windows, formal dining room, adorable kitchen, half bath and office/walk-in pantry area. The second floor has all 4 bedrooms (including the primary), a sun filled enclosed porch with access from 2 bedrooms, full bathroom and walk up attic. Updates include a fresh coat of interior paint(2025), many new interior and exterior lighting fixtures(2025), refinished hardwood floors(2025) and a new furnace(2024). Don't wait to see this one, it truly will not last long! Open house on Sunday 12/14 from 10:30am to 12:30pm, and delayed negotiations until Tuesday 12/16 at Noon.

11. 2025-12-11
    listed $199,900 Active 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to 1085 Harvard Street!! This charming Park Avenue old-style home features 4 bedrooms, 1.5 baths, office/walk-in pantry, 2nd floor enclosed porch and amazing location near Rochester schools and local restaurants/bars!! Walk to Wegmans and the corner coffee shop. The huge, covered front porch is great for entertaining or just relaxing. You'll feel right at home with the spacious living room offering plenty of natural lighting, a fireplace and stained glass windows, formal dining room, adorable kitchen, half bath and office/walk-in pantry area. The second floor has all 4 bedrooms (including the primary), a sun filled enclosed porch with access from 2 bedrooms, full bathroom and walk up attic. Updates include a fresh coat of interior paint(2025), many new interior and exterior lighting fixtures(2025), refinished hardwood floors(2025) and a new furnace(2024). Don't wait to see this one, it truly will not last long! Open house on Sunday 12/14 from 10:30am to 12:30pm, and delayed negotiations until Tuesday 12/16 at Noon.

ⓘ 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: $2,106 · $176/mo
• Projected year-2 tax: $4,010 · $334/mo
• Expected delta: +$1,903/yr (+$159/mo · 90.4%)

ⓘ 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 · 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: $29,917
• − Mortgage interest: −$19,600
• − Property taxes: −$2,106
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$10,179
• Taxable loss: −$8,505
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $-200/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

+75.0% since first listed

9 events — show timeline

• 2026-06-08 Pending — UNYREIS
• 2026-05-27 Price Changed $349,900 UNYREIS
• 2026-05-20 Listing Removed — UNYREIS
• 2026-05-18 Listed $359,900 UNYREIS
• 2026-05-16 Listing Removed — UNYREIS
• 2026-04-22 Listed $369,900 UNYREIS
• 2026-02-19 Sold (MLS) $240,000 UNYREIS
• 2025-12-19 Pending — UNYREIS
• 2025-12-11 Listed $199,900 UNYREIS

Property tax history

+0.3%/yr

Latest (2025): $2,106 · -3.3% YoY. Source: county tax records.