85 Woodland Park · Rochester, NY 14610

$269,900

3 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 5 Days on market

Built 1916 3,205 sqft lot $173/sqft · at area comps Est $295k · 8% under

---

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).

• Cash flow +13.6/30.0
• ARV discount +11.3/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House Canceled, Sunday 4/26. BRAND NEW furnace and Energy Star windows installed in late 2014! Stunning, brand new kitchen with beautiful cherry cabinets. Beautiful hardwood floors throughout most of the home. Freshly painted inside and out. Corner lot, with a charming porch off of the living room - great for entertaining. Large master bedroom with custom window seat. Bonus office / den area off of bedroom.

Key facts

• Quartz countertops
• Formal dining area
• Updated colonial

Tags

• UPDATED COLONIAL
• ORIGINAL HARDWOOD FLOORS
• OPEN KITCHEN
• QUARTZ COUNTERTOPS
• BREAKFAST BAR SEATING
• FORMAL DINING AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Cable available; High-speed internet available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story residence; Existing construction
• Construction: Cedar and composite siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Resale condition
• Exterior features: Concrete driveway; Partial fence; Corner lot; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Microwave; Refrigerator; Quartz countertops; Breakfast bar
• Bedrooms: Total rooms: 7 (includes living spaces and laundry)
• Flooring: Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Programmable thermostat
• Interior features: Breakfast bar; Separate formal dining room; Entrance foyer; Separate formal living room; Quartz counters; Programmable thermostat
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $17 ($200/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 $218k (19.4% below list).
• Recommended offer: $218k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising (+2.7%/yr); 85 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 30% 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 $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $118k; list at $270k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $217,592 (19.4% below list)

Questions for the listing agent

1. Built in 1916 — 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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $294,610
• List price: $269,900
• Delta: -8.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Arbordale Ave	0.05mi	3/2.5	1,550 (-1%)	0mo	$285,000	$184	90
120 Brookfield Rd	0.53mi	3/1.5	1,568 (+0%)	3mo	$340,000	$217	71
90 Mayfield St	0.50mi	3/1.0	1,544 (-1%)	6mo	$265,000	$172	69
86 Arbordale Ave	0.03mi	3/2.5	1,350 (-14%)	4mo	$353,000	$261	66
35 Drexmore Rd	0.26mi	3/2.0	1,414 (-10%)	4mo	$295,000	$209	64
1050 Atlantic Ave	0.50mi	2/1.0 (-1)	1,445 (-8%)	1mo	$270,000	$187	58
116 Newcroft Park	0.61mi	3/3.0	1,652 (+6%)	1mo	$510,000	$309	54
183 Corwin Rd	0.43mi	3/1.5	1,785 (+14%)	3mo	$490,000	$275	51
133 Royleston Rd	0.72mi	3/1.5	1,435 (-8%)	4mo	$185,000	$129	47
45 Van Bergh Ave	0.66mi	3/1.0	1,385 (-11%)	7mo	$230,000	$166	45
70 Lanark Cres	0.62mi	3/1.0	1,788 (+14%)	7mo	$273,103	$153	42
170 Elm Dr	0.72mi	4/1.5 (+1)	1,794 (+15%)	4mo	$300,000	$167	31

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-43,352
• Equity at exit: $40,243

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-39,150
• Equity at exit: $23,336

Cash invested: $75,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$174 /mo · $2,094/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $17

Break-even live

Break-even rent $2,155

Max offer price $269,900

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $93	+0% $17	+5% $-60	+10% $-136
Rent	-10% $-155	-5% $-69	+0% $17	+5% $103	+10% $189
Rate	-1.0pp $153	-0.5pp $85	base $17	+0.5pp $-53	+1.0pp $-124

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	4d	1	0.56mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	4d	1	0.58mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	45d	1	0.82mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	23d	1	0.89mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	12d	1	0.92mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	1.05mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	4d	17	1.06mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	16d	1	1.25mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	1.25mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	1.30mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	5d	1	1.36mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	1.38mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	1.43mi

Listing history 6 events

1. 2026-05-14
   listed $269,900 Active 1522-char remark
2. 2015-06-01
   soldstatus $117,500 Closed Sale or Rented 415-char remark

   Show marketing remark (415 chars)

   Open House Canceled, Sunday 4/26. BRAND NEW furnace and Energy Star windows installed in late 2014! Stunning, brand new kitchen with beautiful cherry cabinets. Beautiful hardwood floors throughout most of the home. Freshly painted inside and out. Corner lot, with a charming porch off of the living room - great for entertaining. Large master bedroom with custom window seat. Bonus office / den area off of bedroom.

3. 2014-09-28
   listed $124,900 415-char remark

   Show marketing remark (415 chars)

   Open House Canceled, Sunday 4/26. BRAND NEW furnace and Energy Star windows installed in late 2014! Stunning, brand new kitchen with beautiful cherry cabinets. Beautiful hardwood floors throughout most of the home. Freshly painted inside and out. Corner lot, with a charming porch off of the living room - great for entertaining. Large master bedroom with custom window seat. Bonus office / den area off of bedroom.

4. 2014-09-12
   soldstatus $65,000

   Show marketing remark (309 chars)

   Great price on this home and loads of potential. Needs some REHAB. This home is part of the Freddie Mac 1st Look Initiative and is available to owner occupant offers only until July 9, if still available on July 9 will be open to all offers. Hardwood floors and loads of character just waiting to be restored.

5. 2014-09-09
   soldstatus $65,000
6. 2014-06-19
   listed $69,900

   Show marketing remark (309 chars)

   Great price on this home and loads of potential. Needs some REHAB. This home is part of the Freddie Mac 1st Look Initiative and is available to owner occupant offers only until July 9, if still available on July 9 will be open to all offers. Hardwood floors and loads of character just waiting to be restored.

ⓘ 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: $2,094 · $174/mo
• Projected year-2 tax: $3,327 · $277/mo
• Expected delta: +$1,234/yr (+$103/mo · 58.9%)

ⓘ 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: $26,111
• − Mortgage interest: −$15,119
• − Property taxes: −$2,094
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$7,852
• Taxable loss: −$4,480
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $1,275/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

+286.1% since first listed

7 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-14 Listed $269,900 UNYREIS
• 2015-06-01 Sold (MLS) $117,500 UNYREIS
• 2014-09-28 Listed $124,900 UNYREIS
• 2014-09-12 Sold (MLS) $65,000 UNYREIS
• 2014-09-09 Sold (Public Records) $65,000 Public Records
• 2014-06-19 Listed $69,900 UNYREIS

Property tax history

+6.6%/yr

Latest (2025): $2,094 · -4.7% YoY. Source: county tax records.