44 Hampden Rd · Rochester, NY 14610

$200,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 9 Days on market

Built 1955 3,920 sqft lot Est $220k · 9% under

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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 +20.8/30.0
• ARV discount +11.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolute gem in North Winton Village! Location is everything! Walk or bike anywhere from here! Updates everywhere you look!! 2007 Kitchen make over w/ huge dining area & bay window overlooking fully fenced backyard with mature hedgerow & rolling yard! Enjoy entertaining on the covered/open patio. Refinished original hardwoods thru out 1st & 2nd fl. Modern light fixtures & newer windows thru out. 1st fl master bedroom. 2 bdrms & full bath up w/ NEW bathtub surround lining (2018) pairs perfectly with the charming pink ceramic floor, in great vintage condition! . High efficiency furnace & Rinnai TANKLESS HOT WATER HEATER (2009). Garage Door w/ remote (2011); Central Air (2013); Vinyl siding & total tear off roof(2015). Ever Dry waterproofing system professionally installed in the basement w/ battery back up sump pump & EZ BREATHE AIR FILTRATIONSYSTEM (2018). Glass block windows. 1 car garage and driveway. Greenlight available! Front retaining walls rebuilt in 2020, brand new railing. Delayed showings 3/4/21, delayed neg. 3/8

Key facts

• Covered patio
• Updated kitchen
• Replacement windows

Tags

• UPDATED KITCHEN
• COVERED PATIO
• FULLY FENCED BACKYARD
• BASEMENT AIR FILTRATION SYSTEM
• REPLACEMENT WINDOWS
• REBUILT FRONT RETAINING WALL

Property features AI

Exterior

• Parking: Attached garage with one garage space; Underground parking elements; Garage door opener; Electric vehicle charging capability; Electricity to parking
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story home; Existing (previously built)
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Programmable thermostat
• Laundry & utility: Washer and dryer in basement; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $196k (2.1% below list).
• Recommended offer: $196k (2.1% below list) — sets the bar for 1% rule.

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 (+2.7%/yr); 85 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,899 (2.1% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.98% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $219,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Hampden Rd	0.02mi	3/1.5	1,176 (+2%)	6mo	$270,000	$230	89
34 Van Bergh Ave	0.30mi	3/1.0	1,144 (-0%)	2mo	$200,000	$175	84
176 Middlesex Rd	0.21mi	3/1.0	1,236 (+8%)	6mo	$145,500	$118	72
36 Allandale Ave	0.33mi	3/2.0	1,221 (+6%)	6mo	$198,000	$162	66
115 Allandale Ave	0.42mi	3/1.0	1,248 (+8%)	1mo	$248,000	$199	65
139 Carling Rd	0.34mi	3/1.0	1,283 (+12%)	2mo	$275,000	$214	63
94 Delray Rd	0.52mi	3/1.5	1,222 (+6%)	0mo	$300,000	$245	63
970 Atlantic Ave	0.47mi	3/1.0	1,249 (+9%)	2mo	$210,000	$168	62
101 Kansas St	0.61mi	3/1.5	1,182 (+3%)	4mo	$185,000	$157	62
198 Illinois St	0.70mi	3/1.0	1,103 (-4%)	4mo	$200,000	$181	57
200 Wisconsin St	0.72mi	4/2.0 (+1)	1,120 (-3%)	5mo	$215,000	$192	49
182 Arbordale Ave	0.60mi	2/1.0 (-1)	1,048 (-9%)	6mo	$200,000	$191	47

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,514
• Equity at exit: $29,821

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,604
• Equity at exit: $17,292

Cash invested: $56,000 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $274

Break-even live

Break-even rent $1,612

Max offer price $200,000

Occupancy floor 81%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	43d	1	0.02mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	0.17mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	2d	22	0.21mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	2d	1	0.45mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	10d	1	0.45mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	0.47mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.72mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.90mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.91mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.91mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	1.00mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	3d	1	1.06mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	43d	1	1.08mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	21d	1	1.08mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	10d	1	1.08mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	23d	1	1.11mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	43d	1	1.12mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.14mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	1.15mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.22mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	23d	1	1.22mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	43d	1	1.22mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	43d	1	1.25mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.27mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.29mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	3d	1	1.30mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.30mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	2d	17	1.31mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	2d	1	1.33mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.36mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	10d	1	1.39mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	2d	1	1.39mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	2d	1	1.40mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	43d	1	1.42mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $200,000 Pending 9 DOM
2. 2026-06-10
   days on market $200,000 Active 7 DOM
3. 2026-06-09
   days on market $200,000 Active 6 DOM
4. 2026-06-09
   days on market $200,000 Active 5 DOM
5. 2026-06-07
   days on market $200,000 Active 4 DOM
6. 2026-06-03
   remarks 687-char remark
7. 2026-06-03
   listed $200,000 Active 1 DOM

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $2,536 · $211/mo
• Expected delta: +$844/yr (+$70/mo · 49.9%)

ⓘ 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 2/10 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: $23,508
• − Mortgage interest: −$11,203
• − Property taxes: −$1,692
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$5,818
• Taxable income: $34
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $3,286/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

+233.3% since first listed

7 events — show timeline

• 2026-06-03 Listed $200,000 UNYREIS
• 2021-05-17 Sold (Public Records) $162,500 Public Records
• 2021-05-17 Sold (MLS) $165,000 UNYREIS
• 2021-03-09 Pending — UNYREIS
• 2021-03-03 Listed $147,000 UNYREIS
• 2007-10-26 Sold (Public Records) $87,900 Public Records
• 2004-11-23 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,692 · +0.0% YoY. Source: county tax records.