16 Mapledale St · Rochester, NY 14609

$169,900

3 bd · 2.5 ba · 1,687 sqft · SingleFamily public records · 7 Days on market

Built 1929 8,276 sqft lot Est $218k · 22% under

---

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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular kitchen with granite counters and stainless steel appliances! Sliding glass door to huge deck and private yard! Remodeled first-floor powder room, tear-off roof, Ever-Dry Basement, gumwood trim!

Key facts

• Hardwood flooring
• Covered front porch
• Craftsman style home

Tags

• CRAFTSMAN STYLE HOME
• NATURAL WOOD TRIM
• HARDWOOD FLOORING
• LEADED GLASS WINDOWS
• EXPANSIVE DECK
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Total rooms: 8; Basement present and partially finished
• Financial info: Financial details not included
• HOA & community: No HOA information listed

Exterior

• Parking: Detached garage (1 car)
• Security: No security features listed
• Utilities: Electricity connected; High-speed internet available; Cable available; Public water connected; Sewer connected
• Home design: Two-story property; Existing condition
• Construction: Aluminum siding; PEX plumbing; Asphalt roof; Block and stone foundation; Built previously (existing)
• Exterior features: Covered porch; Blacktop driveway; Irregular lot; Near public transit; Residential lot; City street frontage; Basement (full, partially finished)

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Oven; Refrigerator; Granite counters; Kitchen island; Eat-in kitchen
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Hardwood; Resilient flooring; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Den; Entrance foyer; Eat-in kitchen; Granite counters; Kitchen island; Sliding glass door(s); Storage
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 33% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $93k; list at $170k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1929 — 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: 1.06% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $217,623
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
497 Rocket St	0.07mi	3/2.0	1,580 (-6%)	3mo	$250,000	$158	82
264 Springfield Ave	0.36mi	3/2.0	1,786 (+6%)	1mo	$179,500	$101	70
38 Kiniry Dr	0.39mi	4/1.5 (+1)	1,771 (+5%)	1mo	$270,000	$152	64
2016 Clifford Ave	0.31mi	3/1.0	1,502 (-11%)	3mo	$225,000	$150	59
320 Rosewood Ter	0.48mi	3/3.0	1,519 (-10%)	4mo	$220,000	$145	56
204 Salisbury St	0.24mi	4/1.5 (+1)	1,449 (-14%)	1mo	$187,460	$129	55
67 Harwick Rd	0.27mi	3/1.0	1,434 (-15%)	3mo	$162,500	$113	54
28 Arbutus St	0.75mi	4/1.0 (+1)	1,664 (-1%)	4mo	$75,000	$45	49
368 Parsells	0.69mi	4/1.5 (+1)	1,787 (+6%)	4mo	$80,000	$45	46
102 Ellison St	0.67mi	4/1.0 (+1)	1,782 (+6%)	4mo	$195,000	$109	45
299 Spencer Rd	0.69mi	3/1.5	1,882 (+12%)	0mo	$286,000	$152	44
363 Melville St	0.62mi	4/1.0 (+1)	1,500 (-11%)	1mo	$175,000	$117	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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,017
• Equity at exit: $25,333

10-year hold

• IRR: 14.9%
• Equity multiple: 2.47×
• Total profit: $69,875
• Equity at exit: $14,690

Cash invested: $47,572 (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 14609

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

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$891
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $319

Break-even live

Break-even rent $1,390

Max offer price $169,900

Occupancy floor 77%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.46mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.52mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.52mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.59mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.68mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.75mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.85mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.87mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.88mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.92mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.94mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.94mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.96mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.12mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.15mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.16mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.17mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.24mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.24mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.33mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.37mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	1.42mi

Listing history 12 events

1. 2026-06-03
   statusdays on market $169,900 Pending 7 DOM
2. 2026-06-03
   days on market $169,900 Active 6 DOM
3. 2026-06-01
   days on market $169,900 Active 5 DOM
4. 2026-05-31
   days on market $169,900 Active 4 DOM
5. 2026-05-27
   listed $169,900 Active
6. 2017-05-04
   soldstatus $92,900 Closed Sale or Rented 206-char remark

   Show marketing remark (206 chars)

   Spectacular kitchen with granite counters and stainless steel appliances! Sliding glass door to huge deck and private yard! Remodeled first-floor powder room, tear-off roof, Ever-Dry Basement, gumwood trim!

7. 2017-05-04
   soldstatus $92,900

   Show marketing remark (206 chars)

   Spectacular kitchen with granite counters and stainless steel appliances! Sliding glass door to huge deck and private yard! Remodeled first-floor powder room, tear-off roof, Ever-Dry Basement, gumwood trim!

8. 2017-03-16
   status Pending Sale 206-char remark

   Show marketing remark (206 chars)

   Spectacular kitchen with granite counters and stainless steel appliances! Sliding glass door to huge deck and private yard! Remodeled first-floor powder room, tear-off roof, Ever-Dry Basement, gumwood trim!

9. 2017-02-06
   listed $92,900 Active 206-char remark

   Show marketing remark (206 chars)

   Spectacular kitchen with granite counters and stainless steel appliances! Sliding glass door to huge deck and private yard! Remodeled first-floor powder room, tear-off roof, Ever-Dry Basement, gumwood trim!

10. 2013-09-22
    listed $92,900
11. 2004-05-24
    soldstatus $64,500
12. 2000-12-01
    soldstatus $49,000

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $2,253 · $188/mo
• Expected delta: +$618/yr (+$51/mo · 37.8%)

ⓘ 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: $21,523
• − Mortgage interest: −$9,517
• − Property taxes: −$1,635
• − Insurance: −$850
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$4,943
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $3,554/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

+246.7% since first listed

8 events — show timeline

• 2026-05-27 Listed $169,900 UNYREIS
• 2017-05-04 Sold (Public Records) $92,900 Public Records
• 2017-05-04 Sold (MLS) $92,900 UNYREIS
• 2017-03-16 Pending — UNYREIS
• 2017-02-06 Listed $92,900 UNYREIS
• 2013-09-22 Listed $92,900 UNYREIS
• 2004-05-24 Sold (Public Records) $64,500 Public Records
• 2000-12-01 Sold (Public Records) $49,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,635 · +0.0% YoY. Source: county tax records.