17 Indiana St · Rochester, NY 14609

$199,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 7 Days on market

Built 1920 5,800 sqft lot $167/sqft · 19% below area Est $246k · 19% under

---

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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.5/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Perfect Start Begins Here! This Warm & Inviting 3 Bedroom Colonial Located in Rochester's Popular North Winton Village Neighborhood Features a Big & Bright Living Room, Gracious Formal Dining Room, Gorgeous All New Kitchen from Top to Bottom with Quartz Counters, New Cabinetry, Lighting, & All Appliances Included! Terrific All New Flooring Throughout the 1st Floor. Fresh Neutral Decor & Paint. All New Fully Remodeled Full Bath! Full Walk Up Attic for Future Finishing Into Your Next Get-Away or Work from Home Space! HUGE Newly Fully Fenced Back Yard is Perfect for Pets, Play, & Entertaining Friends & Family! Maintenance Free Vinyl Siding, Energy Efficient Vinyl Thermal Pane Windows, & So Much More! You're Going To LOVE Calling THis House "HOME!" Available for a Quick Closing Too! Showings Begin Thursday March 31. Offers to be Reviewed Sunday April 3rd at 6:00pm.

Key facts

• Brand-new roof
• Updated colonial
• Granite countertops

Tags

• UPDATED COLONIAL
• LOW-MAINTENANCE VINYL SIDING
• BRAND-NEW ROOF
• FULLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• WHITE SHAKER CABINETS

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Cable available; High-speed internet available; Sewer connected; Public water connected
• Home design: 2 stories; Existing construction
• Construction: Spray foam insulation; Vinyl siding; Copper and PEX plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Quartz counters
• Bedrooms: Total rooms: 6; Has basement (full)
• Flooring: Ceramic tile; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Forced air; Circuit breaker electric
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Quartz counters; Thermal windows
• Laundry & utility: Dryer; 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 $98 ($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 $176k (12.2% below list).
• Recommended offer: $176k (12.2% 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: 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 fast (+7.9%/yr); 199 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% of the median local income ($65k/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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,516 (12.2% 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: 0.88% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $246,398
• List price: $199,900
• Delta: -18.87%
• 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
115 Allandale Ave	0.06mi	3/1.0	1,248 (+4%)	1mo	$248,000	$199	90
34 Van Bergh Ave	0.19mi	3/1.0	1,144 (-5%)	2mo	$200,000	$175	82
36 Allandale Ave	0.17mi	3/2.0	1,221 (+2%)	6mo	$198,000	$162	81
970 Atlantic Ave	0.25mi	3/1.0	1,249 (+4%)	2mo	$210,000	$168	80
101 Kansas St	0.34mi	3/1.5	1,182 (-2%)	4mo	$185,000	$157	76
94 Delray Rd	0.51mi	3/1.5	1,222 (+2%)	0mo	$300,000	$245	71
198 Illinois St	0.30mi	3/1.0	1,103 (-8%)	4mo	$200,000	$181	70
139 Carling Rd	0.57mi	3/1.0	1,283 (+7%)	2mo	$275,000	$214	60
200 Wisconsin St	0.34mi	4/2.0 (+1)	1,120 (-7%)	5mo	$215,000	$192	60
49 Leighton Ave	0.52mi	3/1.5	1,305 (+9%)	4mo	$160,000	$123	56
46 Crouch St	0.53mi	2/1.0 (-1)	1,344 (+12%)	4mo	$118,000	$88	47
449 Hazelwood Ter	0.72mi	3/1.5	1,334 (+11%)	6mo	$146,000	$109	41

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.69×
• Total profit: $-17,108
• Equity at exit: $29,806

10-year hold

• IRR: 6.7%
• Equity multiple: 1.61×
• Total profit: $34,178
• 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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $98

Break-even live

Break-even rent $1,631

Max offer price $199,900

Occupancy floor 89%

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.34mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.49mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	43d	1	0.50mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.50mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.63mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	0.64mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.65mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	2d	22	0.69mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	0.76mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.79mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	23d	1	0.81mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.83mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	0.85mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	23d	1	0.86mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	43d	1	0.86mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	2d	1	0.89mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	10d	1	0.89mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	0.97mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.03mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	1.08mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	3d	1	1.08mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.08mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	10d	1	1.10mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	43d	1	1.10mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	21d	1	1.10mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.18mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	43d	1	1.19mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	1.19mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	43d	1	1.20mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	1.21mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	1.23mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	1.28mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	43d	1	1.33mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.38mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.40mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.40mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	43d	1	1.42mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	2d	15	1.50mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	23d	1	1.50mi

Listing history 9 events

1. 2026-05-06
   status Pending 875-char remark
2. 2026-04-29
   listed $199,900 Active 875-char remark
3. 2022-05-23
   soldstatus $191,000
4. 2022-05-20
   soldstatus $191,000 Closed Sale or Rented 926-char remark

   Show marketing remark (926 chars)

   A Perfect Start Begins Here! This Warm & Inviting 3 Bedroom Colonial Located in Rochester's Popular North Winton Village Neighborhood Features a Big & Bright Living Room, Gracious Formal Dining Room, Gorgeous All New Kitchen from Top to Bottom with Quartz Counters, New Cabinetry, Lighting, & All Appliances Included! Terrific All New Flooring Throughout the 1st Floor. Fresh Neutral Decor & Paint. All New Fully Remodeled Full Bath! Full Walk Up Attic for Future Finishing Into Your Next Get-Away or Work from Home Space! HUGE Newly Fully Fenced Back Yard is Perfect for Pets, Play, & Entertaining Friends & Family! Maintenance Free Vinyl Siding, Energy Efficient Vinyl Thermal Pane Windows, & So Much More! You're Going To LOVE Calling THis House "HOME!" Available for a Quick Closing Too! Showings Begin Thursday March 31. Offers to be Reviewed Sunday April 3rd at 6:00pm.

5. 2022-04-05
   status Under Contract- Do Not Show 926-char remark

   Show marketing remark (926 chars)

   A Perfect Start Begins Here! This Warm & Inviting 3 Bedroom Colonial Located in Rochester's Popular North Winton Village Neighborhood Features a Big & Bright Living Room, Gracious Formal Dining Room, Gorgeous All New Kitchen from Top to Bottom with Quartz Counters, New Cabinetry, Lighting, & All Appliances Included! Terrific All New Flooring Throughout the 1st Floor. Fresh Neutral Decor & Paint. All New Fully Remodeled Full Bath! Full Walk Up Attic for Future Finishing Into Your Next Get-Away or Work from Home Space! HUGE Newly Fully Fenced Back Yard is Perfect for Pets, Play, & Entertaining Friends & Family! Maintenance Free Vinyl Siding, Energy Efficient Vinyl Thermal Pane Windows, & So Much More! You're Going To LOVE Calling THis House "HOME!" Available for a Quick Closing Too! Showings Begin Thursday March 31. Offers to be Reviewed Sunday April 3rd at 6:00pm.

6. 2022-04-04
   historical Continue to Show- Under Contract 926-char remark

   Show marketing remark (926 chars)

   A Perfect Start Begins Here! This Warm & Inviting 3 Bedroom Colonial Located in Rochester's Popular North Winton Village Neighborhood Features a Big & Bright Living Room, Gracious Formal Dining Room, Gorgeous All New Kitchen from Top to Bottom with Quartz Counters, New Cabinetry, Lighting, & All Appliances Included! Terrific All New Flooring Throughout the 1st Floor. Fresh Neutral Decor & Paint. All New Fully Remodeled Full Bath! Full Walk Up Attic for Future Finishing Into Your Next Get-Away or Work from Home Space! HUGE Newly Fully Fenced Back Yard is Perfect for Pets, Play, & Entertaining Friends & Family! Maintenance Free Vinyl Siding, Energy Efficient Vinyl Thermal Pane Windows, & So Much More! You're Going To LOVE Calling THis House "HOME!" Available for a Quick Closing Too! Showings Begin Thursday March 31. Offers to be Reviewed Sunday April 3rd at 6:00pm.

7. 2022-03-30
   listed $149,900 Active 926-char remark

   Show marketing remark (926 chars)

   A Perfect Start Begins Here! This Warm & Inviting 3 Bedroom Colonial Located in Rochester's Popular North Winton Village Neighborhood Features a Big & Bright Living Room, Gracious Formal Dining Room, Gorgeous All New Kitchen from Top to Bottom with Quartz Counters, New Cabinetry, Lighting, & All Appliances Included! Terrific All New Flooring Throughout the 1st Floor. Fresh Neutral Decor & Paint. All New Fully Remodeled Full Bath! Full Walk Up Attic for Future Finishing Into Your Next Get-Away or Work from Home Space! HUGE Newly Fully Fenced Back Yard is Perfect for Pets, Play, & Entertaining Friends & Family! Maintenance Free Vinyl Siding, Energy Efficient Vinyl Thermal Pane Windows, & So Much More! You're Going To LOVE Calling THis House "HOME!" Available for a Quick Closing Too! Showings Begin Thursday March 31. Offers to be Reviewed Sunday April 3rd at 6:00pm.

8. 2018-07-02
   soldstatus $117,500
9. 2001-01-17
   soldstatus $52,000

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $2,630 · $219/mo
• Expected delta: +$748/yr (+$62/mo · 39.8%)

ⓘ 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: $21,062
• − Mortgage interest: −$11,198
• − Property taxes: −$1,882
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,815
• Taxable loss: −$2,202
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $1,707/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+284.4% since first listed

9 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $199,900 UNYREIS
• 2022-05-23 Sold (Public Records) $191,000 Public Records
• 2022-05-20 Sold (MLS) $191,000 UNYREIS
• 2022-04-05 Pending — UNYREIS
• 2022-04-04 Contingent — UNYREIS
• 2022-03-30 Listed $149,900 UNYREIS
• 2018-07-02 Sold (Public Records) $117,500 Public Records
• 2001-01-17 Sold (Public Records) $52,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,882 · -4.2% YoY. Source: county tax records.