65 Rosemount St · Rochester, NY 14620

$199,900

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 15 Days on market

Built 1920 4,000 sqft lot $178/sqft · 21% below area Est $252k · 21% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

~~PRIME LOCATION IN HIGHLY DESIRABLE STRONG NEIGHBORHOOD!!~~ Walking distance to Strong Hospital, U of R, Highland Park and more!! Vinyl-sided with newer replacement windows, finished attic and finished basement w/ half bath that can be used for a 3rd bedroom! This home also has an enclosed porch and park-like yard for year-round enjoyment! This home won't last, don't miss out!

Key facts

• Replaced driveway
• Eat-in kitchen
• Walk-up attic

Tags

• EAT-IN KITCHEN
• WALK-UP ATTIC
• PARTIALLY FINISHED BASEMENT
• FULLY FENCED BACKYARD
• ENCLOSED FRONT PORCH
• REPLACED DRIVEWAY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: 2-story house; Resale property
• Construction: Built with vinyl siding; Blown-in insulation; Copper plumbing; Block foundation; Asphalt architectural shingle roof; Existing (year built details)
• Exterior features: Enclosed porch; Open porch; Fully fenced yard; Blacktop driveway; Full fencing; Rectangular lot (40 x 100)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total rooms: 5 (includes living and laundry areas); Has basement (partially finished)
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Attic; Eat-in kitchen; Separate/formal living room; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $197k (1.4% below list).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

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 (+1.2%/yr); 74 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($62k/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 $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

• It's been on market 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $112k; list at $200k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.99% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $251,725
• List price: $199,900
• Delta: -20.59%
• 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
64 Rosemount St	0.02mi	4/2.0 (+1)	1,152 (+3%)	8mo	$288,000	$250	81
116 Cimarron Dr	0.36mi	3/1.0	1,115 (-0%)	1mo	$230,000	$206	79
292 E Henrietta Rd	0.33mi	3/1.0	1,160 (+4%)	0mo	$137,000	$118	76
122 E Henrietta Rd	0.12mi	3/2.0	1,231 (+10%)	1mo	$250,000	$203	75
52 Warren St	0.03mi	2/1.5 (-1)	1,020 (-9%)	9mo	$210,000	$206	71
156 Rossiter Rd	0.38mi	3/1.0	1,122 (+0%)	11mo	$242,000	$216	71
125 Redfern Dr	0.26mi	3/1.5	1,207 (+8%)	8mo	$279,900	$232	68
120 Whiteford Rd	0.30mi	3/1.0	1,176 (+5%)	10mo	$270,000	$230	67
296 Castleman Rd	0.64mi	3/1.5	1,176 (+5%)	0mo	$360,000	$306	61
104 Redfern Dr	0.25mi	3/1.0	1,011 (-10%)	11mo	$260,000	$257	61
73 Gold St	0.36mi	3/1.5	1,226 (+10%)	8mo	$315,000	$257	61
195 Azalea Rd	0.59mi	2/1.0 (-1)	1,056 (-6%)	10mo	$275,000	$260	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-17,052
• Equity at exit: $29,806

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-4,582
• Equity at exit: $17,284

Cash invested: $55,972 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $297

Break-even live

Break-even rent $1,596

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $410	-5% $353	+0% $297	+5% $240	+10% $183
Rent	-10% $141	-5% $219	+0% $297	+5% $374	+10% $452
Rate	-1.0pp $397	-0.5pp $347	base $297	+0.5pp $245	+1.0pp $192

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	15d	1	0.02mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	3d	5	0.21mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	0.24mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	0.35mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	0.38mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	0.38mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	0.46mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	3d	1	0.48mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	3d	1	0.57mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	3d	19	1.00mi
32 Lilac Dr Brighton, NY	2.0	1.0–1.5	800	$1,625	$2.03	21d	4	1.02mi
1577 Elmwood Ave Brighton, NY	2.0	1.0–1.5	650	$1,650	$2.54	19d	1	1.09mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	19d	1	1.17mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	1.19mi
90 Manor Pkwy Rochester, NY	2.0	1.0	600	$1,485	$2.48	11d	3	1.24mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	1.28mi
205 Lac Kine Dr Rochester, NY	2.0	3.0	1500	$2,295	$1.53	44d	1	1.30mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.31mi
71 Sanford St Unit 1546304P Rochester, NY	2.0	1.0	839	$4,032	$4.81	15d	1	1.37mi
56 Clintwood Ct Brighton, NY	2.0	1.0	685	$1,565	$2.28	3d	1	1.40mi
999 E Henrietta Rd Rochester, NY	1.0–2.0	1.0–2.0	930	$1,665	$1.79	3d	1	1.43mi

Listing history 12 events

1. 2026-05-14
   historical Active Under Contract 1115-char remark
2. 2026-05-14
   status Pending 1115-char remark
3. 2026-05-06
   listed $199,900 Active 1115-char remark
4. 2013-07-12
   soldstatus $112,000 383-char remark

   Show marketing remark (383 chars)

   ~~PRIME LOCATION IN HIGHLY DESIRABLE STRONG NEIGHBORHOOD!!~~ Walking distance to Strong Hospital, U of R, Highland Park and more!! Vinyl-sided with newer replacement windows, finished attic and finished basement w/ half bath that can be used for a 3rd bedroom! This home also has an enclosed porch and park-like yard for year-round enjoyment! This home won't last, don't miss out!

5. 2013-07-02
   soldstatus $112,000
6. 2013-05-17
   listed $109,900 383-char remark

   Show marketing remark (383 chars)

   ~~PRIME LOCATION IN HIGHLY DESIRABLE STRONG NEIGHBORHOOD!!~~ Walking distance to Strong Hospital, U of R, Highland Park and more!! Vinyl-sided with newer replacement windows, finished attic and finished basement w/ half bath that can be used for a 3rd bedroom! This home also has an enclosed porch and park-like yard for year-round enjoyment! This home won't last, don't miss out!

7. 2011-07-14
   soldstatus $95,000

   Show marketing remark (365 chars)

   Great 3 bedroom 1.5 bathroom Colonial within walking distance to Strong & U of R! Large living room. Huge eat-in kitchen. Good size bedrooms. Finished space in basement could be 3rd bedroom or Media/Rec room w/ attached powder room. Enclosed front porch. Fenced back yard with patio. Updates include tear-off roof, HVAC, vinyl siding & thermal windows!

8. 2011-07-12
   soldstatus $95,000
9. 2011-05-04
   listed $99,900

   Show marketing remark (365 chars)

   Great 3 bedroom 1.5 bathroom Colonial within walking distance to Strong & U of R! Large living room. Huge eat-in kitchen. Good size bedrooms. Finished space in basement could be 3rd bedroom or Media/Rec room w/ attached powder room. Enclosed front porch. Fenced back yard with patio. Updates include tear-off roof, HVAC, vinyl siding & thermal windows!

10. 2007-08-06
    soldstatus $95,000
11. 2001-07-27
    soldstatus $61,000
12. 1993-10-29
    soldstatus $58,000

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $2,463 · $205/mo
• Expected delta: +$915/yr (+$76/mo · 59.2%)

ⓘ 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 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,653
• − Mortgage interest: −$11,198
• − Property taxes: −$1,548
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$5,815
• Taxable income: $309
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $3,485/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+244.7% since first listed

13 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-14 Contingent — UNYREIS
• 2026-05-14 Pending — UNYREIS
• 2026-05-06 Listed $199,900 UNYREIS
• 2013-07-12 Sold (MLS) $112,000 UNYREIS
• 2013-07-02 Sold (Public Records) $112,000 Public Records
• 2013-05-17 Listed $109,900 UNYREIS
• 2011-07-14 Sold (MLS) $95,000 UNYREIS
• 2011-07-12 Sold (Public Records) $95,000 Public Records
• 2011-05-04 Listed $99,900 UNYREIS
• 2007-08-06 Sold (Public Records) $95,000 Public Records
• 2001-07-27 Sold (Public Records) $61,000 Public Records
• 1993-10-29 Sold (Public Records) $58,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,548 · +4.1% YoY. Source: county tax records.