492 Driving Park Ave · Rochester, NY 14613

$79,900

3 bd · 2.0 ba · 1,488 sqft · Townhouse public records · 97 Days on market

Built 1920 4,800 sqft lot $54/sqft · 19% below area Est $99k · 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to this turn-key investment opportunity or owner occupied in Rochester. This charming two-family home is comes with ALL separate utilities, ensuring a seamless income-generating experience. This 2-family is fullly rented. Lower unit is rented for Left unit is 2 bedrooms and rented for $800/month (tenant has been there 10 years). Upper unit is 1 bedroom (could possibly be 2 bedroom) and is rented for $700/month. Hot water tanks (2021 & 2014). Roof is approx 15 years old. Current CofO issued 9/17/2023 and expires 9/17/2029.

Key facts

• Separate utilities
• Roof
• Fully rented

Tags

• SEPARATE UTILITIES
• FULLY RENTED
• HOT WATER TANKS
• ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 71 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $80k implies a 87% 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.80% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.98%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (median comp): $98,637
• List price: $79,900
• Delta: -19.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Dewey Ave	0.37mi	3/2.0	1,492 (+0%)	20mo	$48,000	$32	65
94 Locust St	0.53mi	4/2.0 (+1)	1,514 (+2%)	6mo	$77,000	$51	62
42 Villa St	0.65mi	4/2.0 (+1)	1,542 (+4%)	1mo	$93,500	$61	58
184 Curtis St	0.55mi	3/2.0	1,518 (+2%)	22mo	$61,500	$41	52
350 Avery St	0.71mi	4/2.0 (+1)	1,588 (+7%)	12mo	$178,000	$112	40
1136 Dewey Ave	0.46mi	2/2.0 (-1)	1,626 (+9%)	22mo	$92,000	$57	39
412 Magee Ave	0.63mi	4/2.0 (+1)	1,688 (+13%)	12mo	$124,000	$73	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.07×
• Total profit: $23,862
• Equity at exit: $11,913

10-year hold

• IRR: 33.5%
• Equity multiple: 4.05×
• Total profit: $68,243
• Equity at exit: $6,908

Cash invested: $22,372 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$419
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $578

Break-even live

Break-even rent $704

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $623	-5% $600	+0% $578	+5% $555	+10% $532
Rent	-10% $464	-5% $521	+0% $578	+5% $634	+10% $691
Rate	-1.0pp $618	-0.5pp $598	base $578	+0.5pp $557	+1.0pp $536

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	0.40mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	0.42mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	0.67mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.69mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.80mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.91mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	0.91mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	0.93mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	0.97mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	1.02mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.04mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.07mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	1.07mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	15d	1	1.15mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	15d	1	1.48mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	1.49mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.50mi

Listing history 24 events

1. 2026-06-13
   status $79,900 Pending 97 DOM
2. 2026-06-10
   days on market $79,900 Active 97 DOM
3. 2026-06-09
   days on market $79,900 Active 96 DOM
4. 2026-06-09
   days on market $79,900 Active 95 DOM
5. 2026-06-07
   days on market $79,900 Active 94 DOM
6. 2026-06-05
   days on market $79,900 Active 91 DOM
7. 2026-06-03
   days on market $79,900 Active 90 DOM
8. 2026-06-03
   days on market $79,900 Active 89 DOM
9. 2026-06-01
   days on market $79,900 Active 88 DOM
10. 2026-05-31
    days on market $79,900 Active 87 DOM
11. 2026-04-07
    price $79,900 542-char remark

    Show marketing remark (542 chars)

    Welcome to this turn-key investment opportunity or owner occupied in Rochester. This charming two-family home is comes with ALL separate utilities, ensuring a seamless income-generating experience. This 2-family is fullly rented. Lower unit is rented for Left unit is 2 bedrooms and rented for $800/month (tenant has been there 10 years). Upper unit is 1 bedroom (could possibly be 2 bedroom) and is rented for $700/month. Hot water tanks (2021 & 2014). Roof is approx 15 years old. Current CofO issued 9/17/2023 and expires 9/17/2029.

12. 2026-03-05
    listed $89,900 Active 542-char remark

    Show marketing remark (542 chars)

    Welcome to this turn-key investment opportunity or owner occupied in Rochester. This charming two-family home is comes with ALL separate utilities, ensuring a seamless income-generating experience. This 2-family is fullly rented. Lower unit is rented for Left unit is 2 bedrooms and rented for $800/month (tenant has been there 10 years). Upper unit is 1 bedroom (could possibly be 2 bedroom) and is rented for $700/month. Hot water tanks (2021 & 2014). Roof is approx 15 years old. Current CofO issued 9/17/2023 and expires 9/17/2029.

13. 2024-08-19
    historical
14. 2024-07-09
    price $84,900
15. 2024-06-18
    listed $89,900 Active
16. 2021-11-04
    soldstatus $42,670 Closed Sale or Rented
17. 2021-11-04
    soldstatus $885,000
18. 2021-04-15
    status Under Contract- Do Not Show
19. 2021-04-06
    listed $44,900 Active
20. 2014-04-07
    soldstatus $26,000
21. 2014-04-07
    soldstatus $26,000
22. 2013-10-18
    listed $29,900
23. 2009-03-27
    soldstatus $31,750
24. 2002-02-20
    soldstatus $12,000

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,297 · $108/mo
• Expected delta: +$54/yr (+$4/mo · 4.3%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,217
• − Mortgage interest: −$4,476
• − Property taxes: −$1,243
• − Insurance: −$400
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,324
• Taxable income: $6,020
• Est. tax owed @ 24.0%: −$1,445
• After-tax cash flow: $5,486/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% 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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+565.8% since first listed

14 events — show timeline

• 2026-04-07 Price Changed $79,900 UNYREIS
• 2026-03-05 Listed $89,900 UNYREIS
• 2024-08-19 Listing Removed — UNYREIS
• 2024-07-09 Price Changed $84,900 UNYREIS
• 2024-06-18 Listed $89,900 UNYREIS
• 2021-11-04 Sold (Public Records) $885,000 Public Records
• 2021-11-04 Sold (MLS) $42,670 UNYREIS
• 2021-04-15 Pending — UNYREIS
• 2021-04-06 Listed $44,900 UNYREIS
• 2014-04-07 Sold (Public Records) $26,000 Public Records
• 2014-04-07 Sold (MLS) $26,000 UNYREIS
• 2013-10-18 Listed $29,900 UNYREIS
• 2009-03-27 Sold (Public Records) $31,750 Public Records
• 2002-02-20 Sold (Public Records) $12,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,243 · +0.0% YoY. Source: county tax records.