562 Seward St · Rochester, NY 14608

$185,000

4 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 21 Days on market

Built 1920 $118/sqft · 40% below area Est $309k · 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Great location for this house near the 19th ward. Within minutes of expressways, bus lines, shopping plazas, dining, and schools. Spacious living and dining rooms fit the whole family comfortably for relaxing and entertaining. Large rear yard, lots of shade trees. Great rent roll, long term tenant; perfect turnkey for an investor.

Key facts

• New flooring
• Large backyard
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• FRESH INTERIOR PAINT
• LARGE BACKYARD
• OFF-STREET PARKING
• CLOSE TO DOWNTOWN

Property features AI

Exterior

• Home design: Built in 1920
• Construction: Living area approximately 1564
• Exterior features: Located in the Plymouth-Exchange subdivision

🏷️ Possibly a rental listed for sale. The $185,000 price doesn't fit this home's estimated sale value (~$309,274) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/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 $184k (0.3% below list).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

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 (+6.6%/yr); 51 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,844/mo this rent would consume 54% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $70k; list at $185k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.00% ✗
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (median comp): $309,274
• List price: $185,000
• Delta: -40.18%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1283 Plymouth Ave S	0.27mi	4/2.0	1,621 (+4%)	1mo	$200,000	$123	77
392 Frost Ave	0.51mi	4/1.0	1,569 (+0%)	2mo	$75,000	$48	74
91 Columbia Ave	0.43mi	3/1.5 (-1)	1,518 (-3%)	0mo	$145,000	$96	68
153 Barton St	0.40mi	3/2.0 (-1)	1,525 (-2%)	2mo	$255,000	$167	67
790 Genesee St	0.41mi	4/2.0	1,389 (-11%)	2mo	$145,000	$104	57
117 Millbank St	0.66mi	4/2.0	1,639 (+5%)	1mo	$173,000	$106	56
53 Congress Ave	0.74mi	4/2.0	1,625 (+4%)	2mo	$205,000	$126	54
71 Aberdeen St	0.53mi	4/1.5	1,740 (+11%)	2mo	$245,000	$141	53
797 Seward St	0.33mi	3/1.5 (-1)	1,336 (-15%)	1mo	$170,000	$127	52
88 Monica St	0.55mi	4/1.0	1,342 (-14%)	2mo	$97,500	$73	49
455 Frost Ave	0.50mi	3/1.5 (-1)	1,352 (-14%)	1mo	$77,000	$57	46
84 Ellicott St	0.73mi	3/3.5 (-1)	1,504 (-4%)	1mo	$223,000	$148	44

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.13×
• Total profit: $58,484
• Equity at exit: $90,475

10-year hold

• IRR: 21.2%
• Equity multiple: 4.48×
• Total profit: $180,378
• Equity at exit: $145,389

Cash invested: $51,800 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$970
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $353

Break-even live

Break-even rent $1,397

Max offer price $185,000

Occupancy floor 76%

Sensitivity live

Price	-10% $458	-5% $405	+0% $353	+5% $301	+10% $248
Rent	-10% $207	-5% $280	+0% $353	+5% $426	+10% $499
Rate	-1.0pp $446	-0.5pp $400	base $353	+0.5pp $305	+1.0pp $256

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.21mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.31mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.31mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.44mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.56mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.76mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.80mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.84mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.87mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.93mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.94mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.94mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.99mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.99mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.01mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	1.05mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	1.06mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.06mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	1.07mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.08mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.20mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.23mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	1.30mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.30mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	1.40mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	1.43mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	3d	1	1.48mi

Listing history 25 events

1. 2026-06-16
   statusdays on market $185,000 Under Contract 21 DOM
2. 2026-06-15
   days on market $185,000 Active 20 DOM
3. 2026-06-13
   days on market $185,000 Active 18 DOM
4. 2026-06-13
   days on market $185,000 Active 17 DOM
5. 2026-06-10
   days on market $185,000 Active 15 DOM
6. 2026-06-09
   days on market $185,000 Active 14 DOM
7. 2026-06-09
   days on market $185,000 Active 13 DOM
8. 2026-06-07
   days on market $185,000 Active 12 DOM
9. 2026-06-05
   days on market $185,000 Active 9 DOM
10. 2026-06-03
    days on market $185,000 Active 8 DOM
11. 2026-06-03
    days on market $185,000 Active 7 DOM
12. 2026-06-01
    days on market $185,000 Active 6 DOM
13. 2026-05-31
    days on market $185,000 Active 5 DOM
14. 2023-09-12
    soldstatus $70,000
15. 2023-09-11
    soldstatus $70,000 Closed Sale or Rented 332-char remark

    Show marketing remark (332 chars)

    Great location for this house near the 19th ward. Within minutes of expressways, bus lines, shopping plazas, dining, and schools. Spacious living and dining rooms fit the whole family comfortably for relaxing and entertaining. Large rear yard, lots of shade trees. Great rent roll, long term tenant; perfect turnkey for an investor.

16. 2023-07-27
    status Pending Sale 332-char remark

    Show marketing remark (332 chars)

    Great location for this house near the 19th ward. Within minutes of expressways, bus lines, shopping plazas, dining, and schools. Spacious living and dining rooms fit the whole family comfortably for relaxing and entertaining. Large rear yard, lots of shade trees. Great rent roll, long term tenant; perfect turnkey for an investor.

17. 2023-07-24
    price $69,777 332-char remark

    Show marketing remark (332 chars)

    Great location for this house near the 19th ward. Within minutes of expressways, bus lines, shopping plazas, dining, and schools. Spacious living and dining rooms fit the whole family comfortably for relaxing and entertaining. Large rear yard, lots of shade trees. Great rent roll, long term tenant; perfect turnkey for an investor.

18. 2023-07-22
    listed $69,700 Active 332-char remark

    Show marketing remark (332 chars)

    Great location for this house near the 19th ward. Within minutes of expressways, bus lines, shopping plazas, dining, and schools. Spacious living and dining rooms fit the whole family comfortably for relaxing and entertaining. Large rear yard, lots of shade trees. Great rent roll, long term tenant; perfect turnkey for an investor.

19. 2018-05-21
    soldstatus $40,007
20. 2018-05-16
    soldstatus $40,007 Closed Sale or Rented 140-char remark

    Show marketing remark (140 chars)

    This investment property features, newer tear off roof, vinyl exterior and vinyl windows. This property just needs some TLC on the interior.

21. 2018-04-12
    status Under Contract- Do Not Show 140-char remark

    Show marketing remark (140 chars)

    This investment property features, newer tear off roof, vinyl exterior and vinyl windows. This property just needs some TLC on the interior.

22. 2018-04-11
    listed $37,900 Active 140-char remark

    Show marketing remark (140 chars)

    This investment property features, newer tear off roof, vinyl exterior and vinyl windows. This property just needs some TLC on the interior.

23. 2011-09-06
    soldstatus $30,000
24. 2011-09-06
    soldstatus $30,000
25. 2011-07-15
    listed $27,900

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$1,227/yr (+$102/mo · 182.2%)

ⓘ 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 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: $22,122
• − Mortgage interest: −$10,363
• − Property taxes: −$673
• − Insurance: −$925
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$5,382
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,939/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+563.1% since first listed

14 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-26 Listed $185,000 FSBO.com
• 2023-09-12 Sold (Public Records) $70,000 Public Records
• 2023-09-11 Sold (MLS) $70,000 UNYREIS
• 2023-07-27 Pending — UNYREIS
• 2023-07-24 Price Changed $69,777 UNYREIS
• 2023-07-22 Listed $69,700 UNYREIS
• 2018-05-21 Sold (Public Records) $40,007 Public Records
• 2018-05-16 Sold (MLS) $40,007 UNYREIS
• 2018-04-12 Pending — UNYREIS
• 2018-04-11 Listed $37,900 UNYREIS
• 2011-09-06 Sold (Public Records) $30,000 Public Records
• 2011-09-06 Sold (MLS) $30,000 UNYREIS
• 2011-07-15 Listed $27,900 UNYREIS

Property tax history

+1.6%/yr

Latest (2025): $673 · -7.8% YoY. Source: county tax records.