73 Parkdale Ter · Rochester, NY 14615

$119,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 11 Days on market

Built 1930 3,049 sqft lot Est $144k · 17% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 73 Parkdale Terrace! This Rochester property offers strong potential for investors seeking to expand their portfolio or owner-occupants looking to build equity. Featuring classic city character, functional living space, and convenient access to shopping, schools, parks, and major commuter routes, this property is well-positioned for long-term value. Currently tenant-occupied, providing an opportunity for immediate rental income. Available individually or as part of a larger 10-property, 20-unit Rochester investment portfolio. Delayed Negotiations until June 16, 2026 at 11:00 AM.

Key facts

• Access to schools
• Access to parks
• 3,049 sq ft lot

Tags

• FUNCTIONAL LIVING SPACE
• CONVENIENT ACCESS TO SHOPPING
• ACCESS TO SCHOOLS
• ACCESS TO PARKS
• IMMEDIATE RENTAL INCOME

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story home; Existing/resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Covered porch

Interior

• Kitchen: Appliances: Gas water heater (additional appliances: see remarks)
• Bedrooms: Total rooms include loft and living spaces (5 total rooms)
• Flooring: Carpet; Hardwood; Linoleum; Vinyl; Varies by room
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Leaded glass windows; Ceiling fan(s); Separate/formal living room; Living/dining room combination; Loft; Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

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: 75 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% of the median local income ($51k/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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $120k implies a 121% 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 $119,900

Questions for the listing agent

1. Built in 1930 — 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: 1.34% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 W Ridge Rd	0.05mi	3/1.5	1,384 (-4%)	5mo	$210,000	$152	85
25 Whittier Park	0.51mi	4/1.0 (+1)	1,493 (+4%)	0mo	$197,000	$132	65
42 Ridgeway Ave	0.18mi	3/1.0	1,246 (-14%)	7mo	$50,000	$40	64
24 Nye Park	0.65mi	3/1.0	1,488 (+3%)	6mo	$124,900	$84	59
63 Carthage St	0.68mi	4/1.0 (+1)	1,413 (-2%)	2mo	$90,000	$64	58
267 Flower City Park	0.26mi	3/1.0	1,224 (-15%)	5mo	$195,000	$159	58
262 Pullman Ave	0.51mi	4/1.5 (+1)	1,350 (-6%)	4mo	$159,100	$118	55
232 Alameda St	0.66mi	3/1.5	1,542 (+7%)	3mo	$160,000	$104	53
571 Flower City Park	0.69mi	3/1.5	1,302 (-10%)	4mo	$100,000	$77	46
392 Clay Ave	0.71mi	3/1.5	1,578 (+10%)	8mo	$158,000	$100	43
21 Nye Pkwy	0.64mi	3/1.5	1,623 (+13%)	7mo	$70,000	$43	41
285 Magee Ave	0.61mi	4/1.5 (+1)	1,620 (+12%)	6mo	$80,000	$49	39

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $7,978
• Equity at exit: $17,877

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $42,325
• Equity at exit: $10,367

Cash invested: $33,572 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 75
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$629
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $430

Break-even live

Break-even rent $1,064

Max offer price $119,900

Occupancy floor 68%

Sensitivity live

Price	-10% $498	-5% $464	+0% $430	+5% $396	+10% $362
Rent	-10% $303	-5% $366	+0% $430	+5% $493	+10% $557
Rate	-1.0pp $490	-0.5pp $460	base $430	+0.5pp $399	+1.0pp $367

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	0.23mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	0.24mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	4d	1	0.28mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	15d	1	0.48mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	15d	1	0.63mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	0.64mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	0.68mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	0.78mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	0.78mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	24d	1	0.88mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.97mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	1.04mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	1.40mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	45d	1	1.40mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	1.46mi

Listing history 10 events

1. 2026-06-21
   statusdays on market $119,900 Pending 11 DOM
2. 2026-06-18
   days on market $119,900 Active 10 DOM
3. 2026-06-17
   days on market $119,900 Active 9 DOM
4. 2026-06-16
   days on market $119,900 Active 8 DOM
5. 2026-06-15
   days on market $119,900 Active 7 DOM
6. 2026-06-13
   days on market $119,900 Active 5 DOM
7. 2026-06-13
   days on market $119,900 Active 4 DOM
8. 2026-06-10
   days on market $119,900 Active 2 DOM
9. 2026-06-09
   remarks 607-char remark
10. 2026-06-09
    listed $119,900 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: $1,942 · $162/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$42/yr (+$4/mo · 2.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $19,297
• − Mortgage interest: −$6,716
• − Property taxes: −$1,942
• − Insurance: −$600
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,488
• Taxable income: $3,464
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,327/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

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: ▼ -31.81%
• Current HPI: 240.6896
• Rent YoY: —
• 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

+120.9% since first listed

2 events — show timeline

• 2026-06-08 Listed $119,900 UNYREIS
• 2006-01-20 Sold (Public Records) $54,280 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,942 · +46.2% YoY. Source: county tax records.