245 Nunda Blvd · Rochester, NY 14610

$364,900

4 bd · 1.5 ba · 1,848 sqft · SingleFamily public records · 5 Days on market

Built 1926 9,789 sqft lot $197/sqft · 14% below area Est $423k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +11.7/30.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 245 Nunda Boulevard, where timeless architecture and inviting spaces come together in one of Rochester’s most charming neighborhoods! This 3-bedroom, 1.5-bath home is filled with character at every turn, offering a layout that feels both distinctive and easy to live in. The main level unfolds with a natural sense of balance and flow. On one side, a sunlit living room centered around a wood-burning fireplace creates a warm, welcoming focal point, seamlessly connecting to a family room highlighted by a striking spiral staircase that adds both visual interest and architectural flair. On the other side, a formal dining room offers an elegant setting for gatherings and opens dir

Key facts

• Screened in porch
• Unfinished basement
• Private patio

Tags

• WOOD BURNING FIREPLACE
• SPIRAL STAIRCASE
• SCREENED IN PORCH
• PRIVATE PATIO
• SECOND FLOOR LAUNDRY ROOM
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water (connected); Sewer connected; Circuit breaker electrical service
• Home design: Two-story home; Resale property; Vinyl siding; Irregular residential lot with city street frontage (66 x 148)
• Construction: Block foundation; Vinyl siding exterior; Existing construction
• Exterior features: Blacktop driveway; Porch; Patio; Screened porch/patio

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Upper level laundry (building has 8 total rooms including living and family areas)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Washer and dryer; Laundry located on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (23.8% below list).
• Recommended offer: $278k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+2.7%/yr); 85 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 39% of the median local income ($86k/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 $3k of loan paydown is wiped out by about $11k 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 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $278,032 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $422,702
• List price: $364,900
• Delta: -13.67%
• 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
245 Nunda Blvd	0.00mi	3/1.5 (-1)	1,848 (0%)	0mo	$365,000	$198	95
421 Kimberly Dr	0.48mi	4/2.0	1,846 (-0%)	2mo	$490,000	$265	74
360 San Gabriel Dr	0.15mi	4/2.5	1,735 (-6%)	6mo	$375,000	$216	74
130 San Gabriel Dr	0.24mi	3/2.5 (-1)	1,916 (+4%)	4mo	$500,000	$261	70
15 Nunda Blvd	0.33mi	3/2.0 (-1)	1,870 (+1%)	11mo	$399,000	$213	66
1120 Park Ave	0.64mi	4/1.0	1,928 (+4%)	2mo	$363,100	$188	59
168 Village Ln	0.49mi	3/2.0 (-1)	1,744 (-6%)	3mo	$351,000	$201	58
2475 Highland Ave	0.52mi	3/3.0 (-1)	1,832 (-1%)	6mo	$590,000	$322	58
405 Winton Rd S	0.21mi	3/1.5 (-1)	1,576 (-15%)	5mo	$350,000	$222	56
364 Hillside Ave	0.27mi	3/2.5 (-1)	1,644 (-11%)	8mo	$400,000	$243	53
170 Glen Ellyn Way	0.68mi	3/1.5 (-1)	1,917 (+4%)	5mo	$450,000	$235	53
745 Winton Rd S	0.67mi	3/2.5 (-1)	2,000 (+8%)	2mo	$480,072	$240	44

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-66,855
• Equity at exit: $54,408

10-year hold

• IRR: -11.7%
• Equity multiple: 0.31×
• Total profit: $-70,601
• Equity at exit: $31,550

Cash invested: $102,172 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,780 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-108

Break-even live

Break-even rent $2,917

Max offer price $345,893

Occupancy floor 99%

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	0.57mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	0.79mi
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	43d	1	0.87mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	0.92mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	2d	17	0.94mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.06mi
130 Brooklawn Dr Rochester, NY	3.0	1.0	1380	$2,950	$2.14	43d	1	1.32mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	1.33mi

Listing history 9 events

1. 2026-05-05
   status Pending 1818-char remark
2. 2026-04-30
   listed $364,900 Active 1818-char remark
3. 2025-11-06
   historical
4. 2025-10-31
   price $365,000
5. 2025-10-10
   price $384,900
6. 2025-10-01
   listed $399,900 Active
7. 2008-08-29
   soldstatus $170,000
8. 1998-07-31
   soldstatus $99,900
9. 1994-08-08
   soldstatus $102,000

ⓘ 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: $2,861 · $238/mo
• Projected year-2 tax: $4,514 · $376/mo
• Expected delta: +$1,653/yr (+$138/mo · 57.8%)

ⓘ 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,364
• − Mortgage interest: −$20,440
• − Property taxes: −$2,861
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,669
• − Management: −$2,669
• − Depreciation: −$10,615
• Taxable loss: −$7,715
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $561/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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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 (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+257.8% since first listed

10 events — show timeline

• 2026-06-05 Sold (MLS) $365,000 UNYREIS
• 2026-05-05 Pending — UNYREIS
• 2026-04-30 Listed $364,900 UNYREIS
• 2025-11-06 Listing Removed — UNYREIS
• 2025-10-31 Price Changed $365,000 UNYREIS
• 2025-10-10 Price Changed $384,900 UNYREIS
• 2025-10-01 Listed $399,900 UNYREIS
• 2008-08-29 Sold (Public Records) $170,000 Public Records
• 1998-07-31 Sold (Public Records) $99,900 Public Records
• 1994-08-08 Sold (Public Records) $102,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,861 · -5.5% YoY. Source: county tax records.