76 Hager Rd · Rochester, NY 14616

$104,900

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 7 Days on market

Built 1942 5,900 sqft lot Est $165k · 36% 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 +22.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +7.3/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE RIGHT-IN - FRESHLY PAINTED INTERIOR, ALL NEW CARPETING, NEW FURNACE, UPDATED EAT-IN KITCHEN, UPDATED BATH, VAULTED LIVING ROOM CEILING - (BEAMED & SKYLIGHTS), & YES THIS IS ONE EVEN HAS A NICE BASEMENT.

Key facts

• Thermal windows
• Vinyl siding
• Cathedral ceiling

Tags

• VINYL SIDING
• CATHEDRAL CEILING
• SKYLIGHTS
• THERMAL WINDOWS
• ROOF REPLACED

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Laminate; Tile; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Cathedral ceilings; Eat-in kitchen; Sliding glass doors; Skylights; Thermal windows; Programmable thermostat; Bedroom on main level; Main level primary bedroom
• Laundry & utility: Dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

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.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $725 of loan paydown is wiped out by about $3k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $64k; list at $105k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.40% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $164,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Hager Rd	0.00mi	2/1.0	880 (0%)	1mo	$130,000	$148	99
131 Mosley Rd	0.23mi	2/1.0	908 (+3%)	4mo	$153,000	$169	81
327 Estall Rd	0.51mi	3/1.0 (+1)	864 (-2%)	3mo	$170,000	$197	66
46 Cloverdale Rd	0.41mi	2/1.5	920 (+4%)	7mo	$215,000	$234	66
343 Stonewood Ave	0.68mi	2/1.0	880 (0%)	4mo	$164,500	$187	65
72 Mosley Rd	0.26mi	1/1.0 (-1)	809 (-8%)	7mo	$155,000	$192	64
3303 Dewey Ave	0.23mi	2/1.5	1,011 (+15%)	1mo	$165,000	$163	61
240 Brayton Rd	0.31mi	3/1.0 (+1)	980 (+11%)	7mo	$120,000	$122	56
36 Fallenson Dr	0.56mi	3/1.0 (+1)	988 (+12%)	1mo	$220,000	$223	48
140 Verstreet Dr	0.75mi	3/1.0 (+1)	960 (+9%)	4mo	$228,500	$238	41
128 Wendhurst Dr	0.64mi	3/1.5 (+1)	977 (+11%)	5mo	$150,000	$154	41
976 Denise Rd	0.74mi	3/1.5 (+1)	950 (+8%)	6mo	$135,000	$142	40

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,278
• Equity at exit: $15,641

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $10,987
• Equity at exit: $9,070

Cash invested: $29,372 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$550
• Tax from tax record: −$384 /mo · $4,606/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $181

Break-even live

Break-even rent $1,238

Max offer price $104,900

Occupancy floor 83%

Sensitivity live

Price	-10% $241	-5% $211	+0% $181	+5% $152	+10% $122
Rent	-10% $65	-5% $123	+0% $181	+5% $239	+10% $297
Rate	-1.0pp $234	-0.5pp $208	base $181	+0.5pp $154	+1.0pp $126

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	0.45mi
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	3d	1	0.46mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	0.56mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	0.66mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.72mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.81mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	0.84mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	0.84mi
146 Woodhill Dr Unit 6 Rochester, NY	1.0	1.0	680	$1,225	$1.80	24d	1	0.84mi
146 Woodhill Dr Unit 146-06 Woodhill Rochester, NY	1.0	1.0	680	$1,225	$1.80	20d	1	0.84mi
146 Woodhill Dr Rochester, NY	1.0	1.0	680	$1,225	$1.80	11d	1	0.84mi
188 Stonewood Ave Rochester, NY	1.0–2.0	1.0	675	$1,325	$1.96	12d	12	0.90mi
172 Stonewood Ave Unit 3 Greece, NY	1.0	1.0	650	$1,200	$1.85	4d	1	0.91mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	1.14mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.16mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	4d	1	1.31mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	1.35mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	1.35mi
3704 Lake Ave Rochester, NY	1.0	1.0	750	$1,200	$1.60	24d	1	1.38mi
221 Susan Ln Rochester, NY	1.0	1.0	615	$1,035	$1.68	44d	1	1.39mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	3d	5	1.44mi

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   listed $104,900 Active
3. 2010-10-01
   soldstatus $63,900
4. 2010-09-30
   soldstatus $63,900 218-char remark

   Show marketing remark (218 chars)

   MOVE RIGHT-IN - FRESHLY PAINTED INTERIOR, ALL NEW CARPETING, NEW FURNACE, UPDATED EAT-IN KITCHEN, UPDATED BATH, VAULTED LIVING ROOM CEILING - (BEAMED & SKYLIGHTS), & YES THIS IS ONE EVEN HAS A NICE BASEMENT.

5. 2010-07-12
   listed $64,900 218-char remark

   Show marketing remark (218 chars)

   MOVE RIGHT-IN - FRESHLY PAINTED INTERIOR, ALL NEW CARPETING, NEW FURNACE, UPDATED EAT-IN KITCHEN, UPDATED BATH, VAULTED LIVING ROOM CEILING - (BEAMED & SKYLIGHTS), & YES THIS IS ONE EVEN HAS A NICE BASEMENT.

ⓘ 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: $4,606 · $384/mo
• Projected year-2 tax: $4,606 · $384/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $17,603
• − Mortgage interest: −$5,876
• − Property taxes: −$4,606
• − Insurance: −$524
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,052
• Taxable income: $728
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,000/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 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

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 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: ▼ -54.14%
• Current HPI: 246.1703
• 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

+61.6% since first listed

5 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-09 Listed $104,900 UNYREIS
• 2010-10-01 Sold (Public Records) $63,900 Public Records
• 2010-09-30 Sold (MLS) $63,900 UNYREIS
• 2010-07-12 Listed $64,900 UNYREIS

Property tax history

+6.6%/yr

Latest (2025): $4,606 · +15.4% YoY. Source: county tax records.