33 Wilsonia Rd · Rochester, NY 14609

$250,000

3 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 8 Days on market

Built 1930 4,800 sqft lot $184/sqft · 20% below area Est $311k · 20% 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 +9.7/30.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• DSCR +2.7/10.0
• 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

Charming 2 story home in N Winton area. 3 bedrooms and 1 full bath. Beautiful natural woodwork and leaded glass. Hardwood floors on the first and second floor. Great backyard, fully fenced and deck for entertaining. Central A/C. All appliances included. Full stair access walk up attic and basement is not included in the square footage. Beautiful mature trees for a nice private backyard. Call today to view this sweet home.

Key facts

• Island peninsula
• Leaded glass windows
• Updated kitchen

Tags

• NATURAL WOOD TRIM
• LEADED GLASS WINDOWS
• HARDWOOD FLOORS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• ISLAND PENINSULA

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: High speed internet available; Public water connected; Community/Coop sewer; Circuit breaker electrical
• Home design: 2-story single family; Existing construction
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Kitchen with island; Gas oven; Gas range
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Leaded glass windows; Sliding doors / Sliding glass doors; Ceiling fan(s); Entrance foyer; Home office; Kitchen island; Solid surface counters; Natural woodwork
• Laundry & utility: Laundry room (Basement); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (28.6% below list).
• Recommended offer: $178k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 fast (+7.9%/yr); 199 active listings in the ZIP; 20 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $120k; list at $250k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,377 (28.6% 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 1930 — 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: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

• ARV (median comp): $311,478
• List price: $250,000
• Delta: -19.74%
• 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
70 Dalkeith Rd	0.11mi	3/1.0	1,236 (-9%)	0mo	$280,000	$227	79
85 Colebourne Rd	0.28mi	3/1.5	1,260 (-8%)	0mo	$331,000	$263	72
34 Woodrow Ave	0.50mi	3/1.5	1,406 (+3%)	1mo	$275,000	$196	68
230 Laurelton Rd	0.73mi	3/1.5	1,362 (0%)	1mo	$289,000	$212	63
1050 Atlantic Ave	0.46mi	2/1.0 (-1)	1,445 (+6%)	1mo	$270,000	$187	62
30 Halmore Dr	0.66mi	3/1.5	1,401 (+3%)	1mo	$315,000	$225	62
85 Culver Pkwy	0.65mi	3/1.5	1,298 (-5%)	1mo	$287,500	$221	59
94 Delray Rd	0.51mi	3/1.5	1,222 (-10%)	0mo	$300,000	$245	57
350 Farmington Rd	0.34mi	4/1.5 (+1)	1,176 (-14%)	0mo	$385,000	$327	54
115 Allandale Ave	0.72mi	3/1.0	1,248 (-8%)	1mo	$248,000	$199	52
134 Tryon Park	0.56mi	4/1.0 (+1)	1,224 (-10%)	2mo	$320,000	$261	51
515 Shelford Rd	0.75mi	2/2.0 (-1)	1,304 (-4%)	1mo	$245,000	$188	48

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: -16.3%
• Equity multiple: 0.40×
• Total profit: $-41,967
• Equity at exit: $37,276

10-year hold

• IRR: -1.5%
• Equity multiple: 0.88×
• Total profit: $-8,643
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-166

Break-even live

Break-even rent $1,994

Max offer price $220,603

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	0.18mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.27mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.32mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.65mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.73mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.77mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.80mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.96mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	43d	1	0.97mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.15mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.16mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	1.27mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.27mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	13d	1	1.30mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	1.34mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.36mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	1.40mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	1.41mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	1.41mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	2d	1	1.43mi

Listing history 8 events

1. 2026-05-13
   status Pending 896-char remark
2. 2026-05-06
   listed $250,000 Active 896-char remark
3. 2019-09-03
   soldstatus $120,000 Closed Sale or Rented 425-char remark

   Show marketing remark (425 chars)

   Charming 2 story home in N Winton area. 3 bedrooms and 1 full bath. Beautiful natural woodwork and leaded glass. Hardwood floors on the first and second floor. Great backyard, fully fenced and deck for entertaining. Central A/C. All appliances included. Full stair access walk up attic and basement is not included in the square footage. Beautiful mature trees for a nice private backyard. Call today to view this sweet home.

4. 2019-09-03
   soldstatus $120,000

   Show marketing remark (425 chars)

   Charming 2 story home in N Winton area. 3 bedrooms and 1 full bath. Beautiful natural woodwork and leaded glass. Hardwood floors on the first and second floor. Great backyard, fully fenced and deck for entertaining. Central A/C. All appliances included. Full stair access walk up attic and basement is not included in the square footage. Beautiful mature trees for a nice private backyard. Call today to view this sweet home.

5. 2019-08-07
   status Pending Sale 425-char remark

   Show marketing remark (425 chars)

   Charming 2 story home in N Winton area. 3 bedrooms and 1 full bath. Beautiful natural woodwork and leaded glass. Hardwood floors on the first and second floor. Great backyard, fully fenced and deck for entertaining. Central A/C. All appliances included. Full stair access walk up attic and basement is not included in the square footage. Beautiful mature trees for a nice private backyard. Call today to view this sweet home.

6. 2019-08-03
   listed $119,900 Active 425-char remark

   Show marketing remark (425 chars)

   Charming 2 story home in N Winton area. 3 bedrooms and 1 full bath. Beautiful natural woodwork and leaded glass. Hardwood floors on the first and second floor. Great backyard, fully fenced and deck for entertaining. Central A/C. All appliances included. Full stair access walk up attic and basement is not included in the square footage. Beautiful mature trees for a nice private backyard. Call today to view this sweet home.

7. 2008-01-31
   soldstatus $89,000
8. 1996-06-12
   soldstatus $90,900

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $3,075 · $256/mo
• Expected delta: +$1,150/yr (+$96/mo · 59.8%)

ⓘ 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 2/10 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: $21,405
• − Mortgage interest: −$14,004
• − Property taxes: −$1,925
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$7,273
• Taxable loss: −$6,471
• Est. tax savings @ 24.0%: +$1,553
• After-tax cash flow: $-444/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

+175.0% since first listed

8 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-06 Listed $250,000 UNYREIS
• 2019-09-03 Sold (Public Records) $120,000 Public Records
• 2019-09-03 Sold (MLS) $120,000 UNYREIS
• 2019-08-07 Pending — UNYREIS
• 2019-08-03 Listed $119,900 UNYREIS
• 2008-01-31 Sold (Public Records) $89,000 Public Records
• 1996-06-12 Sold (Public Records) $90,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,925 · -1.2% YoY. Source: county tax records.