94 Cimarron Dr · Rochester, NY 14620

$220,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 13 Days on market

Built 1950 0.25 ac lot Est $250k · 12% under

---

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).

• Cash flow +15.9/30.0
• ARV discount +12.9/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• 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

Welcome to 94 Cimarron Dr, this ranch boasts two bedrooms with one full bath plus a walk in closet or a home office suite. Property conveniently located in the Strong/White Coat neighborhood, close proximity to Strong Memorial Hospital, UR Collegetown, Costco and with all the dining and shopping options you can think of. House was fully gutted and renovated to modern color and amenities, all brand new vinyl replacement windows, new luxury vinyl plank floorings, full kitchen with brand new cabinets, back splash tiles, under cabinet LED lightings, and a hood exhaust fan vents through the roof with a brand new electric panel. Brand new bathroom with walk-in shower, brand new sidings, covered back porch with porcelain tiles and new porch roof. Partially fenced-in backyard perfectly graded with lush green yard. Garage also comes with brand new sidings, windows, overhead door and new roof. This property does not have a basement, there is nothing to do but move right in, come tour your forever home.

Key facts

• Remodeled kitchen
• Renovated ranch
• Updated flooring

Tags

• RENOVATED RANCH
• REMODELED KITCHEN
• FULLY RENOVATED BATHROOM
• UPDATED FLOORING
• REPLACEMENT VINYL WINDOWS
• EXPANSIVE THREE SEASON ROOM

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Existing (resale) property; Architectural shingle roof
• Construction: Vinyl siding; PEX plumbing; Poured foundation / slab
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 70 x 156

Interior

• Kitchen: Electric oven and electric range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl; Tile; Varied flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Living/dining room; Galley kitchen; Home office; Sunroom / Florida room; Programmable thermostat; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Laundry on main level; Electric water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $184k (16.2% below list).
• Recommended offer: $184k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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.
• Zoned schools: Anna Murray-Douglass Academy (math 8% / reading 12%, grade F, #2,075 of 2,108 statewide, top 99%, 757 students, 86% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 76 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,311 (16.2% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $250,250
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Cimarron Dr	0.00mi	2/1.0 (-1)	875 (0%)	11mo	$250,000	$286	86
93 Rossiter Rd	0.33mi	2/2.5 (-1)	896 (+2%)	5mo	$265,000	$296	66
45 Rosemount St	0.35mi	2/1.0 (-1)	804 (-8%)	4mo	$235,000	$292	62
117 Redfern Dr	0.11mi	2/1.0 (-1)	978 (+12%)	13mo	$253,000	$259	59
95 Redfern Dr	0.09mi	3/1.0	984 (+12%)	20mo	$230,000	$234	58

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-32,289
• Equity at exit: $32,803

10-year hold

• IRR: -9.3%
• Equity multiple: 0.47×
• Total profit: $-32,758
• Equity at exit: $19,022

Cash invested: $61,600 (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: 76
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $105

Break-even live

Break-even rent $1,710

Max offer price $220,000

Occupancy floor 89%

Sensitivity live

Price	-10% $230	-5% $168	+0% $105	+5% $43	+10% $-19
Rent	-10% $-40	-5% $33	+0% $105	+5% $178	+10% $251
Rate	-1.0pp $216	-0.5pp $161	base $105	+0.5pp $48	+1.0pp $-10

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	16d	1	0.35mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	4d	5	0.54mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	5d	1	0.74mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	5d	1	0.74mi
999 E Henrietta Rd Rochester, NY	1.0–2.0	1.0–2.0	930	$1,665	$1.79	4d	1	1.10mi
249 Crittenden Way Unit 0038-6 Rochester, NY	2.0	1.0	930	$1,769	$1.90	45d	1	1.20mi
249 Crittenden Way Unit 0328-3 Rochester, NY	2.0	1.0	900	$1,749	$1.94	4d	1	1.20mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	4d	19	1.21mi
32 Lilac Dr Brighton, NY	2.0	1.0–1.5	800	$1,625	$2.03	23d	4	1.29mi
1577 Elmwood Ave Brighton, NY	2.0	1.0–1.5	650	$1,650	$2.54	21d	1	1.30mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	4d	1	1.30mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	21d	1	1.40mi

Listing history 10 events

1. 2026-06-16
   statusdays on market $220,000 Pending 13 DOM
2. 2026-06-15
   days on market $220,000 Active Under Contract 12 DOM
3. 2026-06-13
   days on market $220,000 Active Under Contract 10 DOM
4. 2026-06-13
   statusdays on market $220,000 Active Under Contract 9 DOM
5. 2026-06-10
   days on market $220,000 Active 7 DOM
6. 2026-06-09
   days on market $220,000 Active 6 DOM
7. 2026-06-09
   days on market $220,000 Active 5 DOM
8. 2026-06-07
   days on market $220,000 Active 4 DOM
9. 2026-06-05
   remarks 689-char remark
10. 2026-06-05
    listed $220,000 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: $1,263 · $105/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$1,228/yr (+$102/mo · 97.2%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,117
• − Mortgage interest: −$12,323
• − Property taxes: −$1,263
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$6,400
• Taxable loss: −$2,508
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $1,867/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

+46.7% since first listed

12 events — show timeline

• 2026-06-03 Listed $220,000 UNYREIS
• 2025-07-24 Sold (Public Records) $250,000 Public Records
• 2025-07-22 Sold (MLS) $250,000 UNYREIS
• 2025-06-06 Pending — UNYREIS
• 2025-05-27 Contingent — UNYREIS
• 2025-04-29 Price Changed $249,900 UNYREIS
• 2025-03-25 Price Changed $259,900 UNYREIS
• 2025-03-11 Listed $269,900 UNYREIS
• 2023-03-20 Sold (Public Records) $155,000 Public Records
• 2023-03-20 Sold (MLS) $155,000 UNYREIS
• 2023-01-31 Pending — UNYREIS
• 2023-01-25 Listed $149,999 UNYREIS

Property tax history

+1.6%/yr

Latest (2025): $1,263 · -3.8% YoY. Source: county tax records.