223 Selye Ter · Rochester, NY 14613

$149,900

4 bd · 1.5 ba · 2,064 sqft · SingleFamily public records · 5 Days on market

Built 1880 4,791 sqft lot $73/sqft · 12% below area Est $171k · 12% 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 +13.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Great two story home that offers a large enclosed front porch and rear deck. Located close to all amenities. Large 2 car detached garage provides ample room for storage or extra parking. Dining room sports a beamed ceiling. Large open floor plan. Situated on a nice lot that offers lots of room for play/activities!

Key facts

• 4,791 sq ft lot
• Built 1880
• Listed 5 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electrical
• Home design: 3 stories; Existing (established) building
• Construction: Cedar construction elements; PEX plumbing; Asphalt shingle roof; Stone foundation
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: Convertible bedroom (may serve as additional sleeping area)
• Flooring: Ceramic tile; Varies; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Den; Eat-in kitchen; Separate/formal living room; Natural woodwork; Convertible bedroom; Leaded glass windows; Thermal windows
• Laundry & utility: Upper-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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 $144k (3.7% below list).
• Recommended offer: $144k (3.7% below list) — sets the bar for 1% rule.

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: 71 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $65k; list at $150k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,336 (3.7% below list)

Questions for the listing agent

1. Built in 1880 — 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: 0.96% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $170,837
• List price: $149,900
• Delta: -12.26%
• 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
15 Selye Ter	0.29mi	4/2.0	2,020 (-2%)	7mo	$133,000	$66	75
49 Albemarle St	0.53mi	4/1.5	2,121 (+3%)	0mo	$240,000	$113	70
224 Kislingbury St	0.31mi	5/2.0 (+1)	2,040 (-1%)	8mo	$175,000	$86	70
320 Ravine Ave	0.42mi	4/2.0	1,923 (-7%)	6mo	$140,000	$73	62
436 Birr St	0.38mi	4/2.0	2,287 (+11%)	1mo	$265,000	$116	62
209 Alameda St	0.38mi	3/1.5 (-1)	1,942 (-6%)	8mo	$195,000	$100	61
371 Glenwood Ave	0.34mi	4/2.0	1,830 (-11%)	5mo	$168,000	$92	59
416 Augustine St	0.40mi	4/2.0	1,764 (-14%)	1mo	$202,000	$115	54
79 Avenue B	0.73mi	4/2.0	1,922 (-7%)	2mo	$165,000	$86	51
205 Albemarle St	0.44mi	4/1.0	1,780 (-14%)	6mo	$175,000	$98	50
412 Raines Park	0.72mi	4/2.0	2,172 (+5%)	8mo	$240,000	$110	49
377 Electric Ave	0.71mi	4/1.5	1,805 (-12%)	8mo	$195,000	$108	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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-10,244
• Equity at exit: $22,351

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $9,028
• Equity at exit: $12,961

Cash invested: $41,972 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$786
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $221

Break-even live

Break-even rent $1,163

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $306	-5% $264	+0% $221	+5% $179	+10% $136
Rent	-10% $107	-5% $164	+0% $221	+5% $278	+10% $335
Rate	-1.0pp $297	-0.5pp $259	base $221	+0.5pp $182	+1.0pp $143

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.07mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.32mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.61mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.86mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	11d	1	0.93mi

Listing history 10 events

1. 2026-05-04
   status Pending 482-char remark
2. 2026-04-29
   listed $149,900 Active 482-char remark
3. 2025-06-03
   soldstatus $65,000
4. 2015-12-31
   soldstatus $3,000 Closed Sale or Rented 315-char remark

   Show marketing remark (315 chars)

   Great two story home that offers a large enclosed front porch and rear deck. Located close to all amenities. Large 2 car detached garage provides ample room for storage or extra parking. Dining room sports a beamed ceiling. Large open floor plan. Situated on a nice lot that offers lots of room for play/activities!

5. 2015-11-20
   status Pending Sale 315-char remark

   Show marketing remark (315 chars)

   Great two story home that offers a large enclosed front porch and rear deck. Located close to all amenities. Large 2 car detached garage provides ample room for storage or extra parking. Dining room sports a beamed ceiling. Large open floor plan. Situated on a nice lot that offers lots of room for play/activities!

6. 2015-11-20
   price $19,900 315-char remark

   Show marketing remark (315 chars)

   Great two story home that offers a large enclosed front porch and rear deck. Located close to all amenities. Large 2 car detached garage provides ample room for storage or extra parking. Dining room sports a beamed ceiling. Large open floor plan. Situated on a nice lot that offers lots of room for play/activities!

7. 2015-10-01
   price $24,900 315-char remark

   Show marketing remark (315 chars)

   Great two story home that offers a large enclosed front porch and rear deck. Located close to all amenities. Large 2 car detached garage provides ample room for storage or extra parking. Dining room sports a beamed ceiling. Large open floor plan. Situated on a nice lot that offers lots of room for play/activities!

8. 2015-08-29
   price $36,000 315-char remark

   Show marketing remark (315 chars)

   Great two story home that offers a large enclosed front porch and rear deck. Located close to all amenities. Large 2 car detached garage provides ample room for storage or extra parking. Dining room sports a beamed ceiling. Large open floor plan. Situated on a nice lot that offers lots of room for play/activities!

9. 2015-07-29
   listed $39,900 Active 315-char remark

   Show marketing remark (315 chars)

   Great two story home that offers a large enclosed front porch and rear deck. Located close to all amenities. Large 2 car detached garage provides ample room for storage or extra parking. Dining room sports a beamed ceiling. Large open floor plan. Situated on a nice lot that offers lots of room for play/activities!

10. 2005-10-04
    soldstatus $44,900

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: +$844/yr (+$70/mo · 100.0%)

ⓘ 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 · 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: $17,320
• − Mortgage interest: −$8,397
• − Property taxes: −$844
• − Insurance: −$750
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$4,361
• Taxable income: $198
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,609/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% 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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+233.9% since first listed

10 events — show timeline

• 2026-05-04 Pending — UNYREIS
• 2026-04-29 Listed $149,900 UNYREIS
• 2025-06-03 Sold (Public Records) $65,000 Public Records
• 2015-12-31 Sold (MLS) $3,000 UNYREIS
• 2015-11-20 Pending — UNYREIS
• 2015-11-20 Price Changed $19,900 UNYREIS
• 2015-10-01 Price Changed $24,900 UNYREIS
• 2015-08-29 Price Changed $36,000 UNYREIS
• 2015-07-29 Listed $39,900 UNYREIS
• 2005-10-04 Sold (Public Records) $44,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $844 · -6.3% YoY. Source: county tax records.