907 Dewey Ave · Rochester, NY 14613

$155,000

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 70 Days on market

Built 1920 5,640 sqft lot $110/sqft · 13% below area Est $177k · 13% 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 +22.0/30.0
• ARV discount +13.1/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• 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

A Beautiful house with much potential, with some cosmetic updates this house can be a treasure to a new owner for years to come. Beautiful open staircase at the entrance adds charm to this home. Plenty of cabinetry in the kitchen. Formal dinning room and sizable living room with hardwood flooring under the carpets. 4 sizable hardwood floor bedrooms on the 2nd floor, full bath on both floors. 2 car detached garage, with a new garage door recently installed. A new driveway added recently. In 2010, new furnace, roof, siding and all new windows, including attic and basement (Block windows in basement). All appliances stay. . Make this solid and charming house, your family home. Please note; Premium Bank is offering $2000 credit to the buyer if financing with Premium Bank to use towards closing costs, when purchasing this house, thank you.

Key facts

• Hardwood flooring
• Open staircase
• New driveway

Tags

• OPEN STAIRCASE
• PLENTY OF CABINETRY
• HARDWOOD FLOORING
• DETACHED GARAGE
• NEW GARAGE DOOR
• NEW DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 70 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $90k; list at $155k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.00% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $177,251
• List price: $155,000
• Delta: -12.55%
• 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
539 Lakeview Park	0.39mi	4/1.0	1,398 (-0%)	2mo	$150,000	$107	76
22 Starling St	0.37mi	4/1.5	1,344 (-4%)	2mo	$100,000	$74	72
451 Lakeview Park	0.26mi	3/1.0 (-1)	1,326 (-6%)	3mo	$185,000	$140	67
225 Bryan St	0.26mi	3/1.0 (-1)	1,315 (-6%)	3mo	$92,000	$70	66
541 Birr St	0.42mi	3/1.5 (-1)	1,514 (+8%)	1mo	$142,000	$94	60
460 Glenwood Ave	0.38mi	3/1.5 (-1)	1,524 (+8%)	4mo	$65,000	$43	58
232 Alameda St	0.37mi	3/1.5 (-1)	1,542 (+10%)	3mo	$160,000	$104	57
507 Driving Park Ave	0.26mi	3/1.5 (-1)	1,602 (+14%)	3mo	$215,000	$134	55
273 Electric Ave	0.60mi	3/1.5 (-1)	1,327 (-6%)	3mo	$150,000	$113	53
515 Emerson St	0.63mi	4/1.5	1,536 (+9%)	4mo	$129,900	$85	50
42 Curtis St	0.62mi	3/1.5 (-1)	1,287 (-8%)	4mo	$85,000	$66	47
551 Magee Ave	0.62mi	4/1.5	1,572 (+12%)	3mo	$166,500	$106	46

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,395
• Equity at exit: $23,111

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $11,976
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$813
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $247

Break-even live

Break-even rent $1,243

Max offer price $155,000

Occupancy floor 79%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	2d	1	0.22mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.43mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.62mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.68mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	0.76mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.85mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	0.90mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	1.07mi

Listing history 21 events

1. 2026-06-18
   days on market $155,000 Active 70 DOM
2. 2026-06-17
   days on market $155,000 Active 69 DOM
3. 2026-06-16
   days on market $155,000 Active 68 DOM
4. 2026-06-15
   days on market $155,000 Active 67 DOM
5. 2026-06-13
   days on market $155,000 Active 65 DOM
6. 2026-06-13
   days on market $155,000 Active 64 DOM
7. 2026-06-10
   days on market $155,000 Active 62 DOM
8. 2026-06-09
   days on market $155,000 Active 61 DOM
9. 2026-06-09
   days on market $155,000 Active 60 DOM
10. 2026-06-07
    days on market $155,000 Active 59 DOM
11. 2026-06-05
    days on market $155,000 Active 56 DOM
12. 2026-06-03
    days on market $155,000 Active 55 DOM
13. 2026-06-03
    days on market $155,000 Active 54 DOM
14. 2026-06-01
    days on market $155,000 Active 53 DOM
15. 2026-05-31
    days on market $155,000 Active 52 DOM
16. 2026-04-08
    listed $155,000 Active 846-char remark

    Show marketing remark (846 chars)

    A Beautiful house with much potential, with some cosmetic updates this house can be a treasure to a new owner for years to come. Beautiful open staircase at the entrance adds charm to this home. Plenty of cabinetry in the kitchen. Formal dinning room and sizable living room with hardwood flooring under the carpets. 4 sizable hardwood floor bedrooms on the 2nd floor, full bath on both floors. 2 car detached garage, with a new garage door recently installed. A new driveway added recently. In 2010, new furnace, roof, siding and all new windows, including attic and basement (Block windows in basement). All appliances stay. . Make this solid and charming house, your family home. Please note; Premium Bank is offering $2000 credit to the buyer if financing with Premium Bank to use towards closing costs, when purchasing this house, thank you.

17. 2022-01-10
    soldstatus $90,000
18. 2022-01-07
    soldstatus $90,000 Closed Sale or Rented 615-char remark

    Show marketing remark (615 chars)

    LOTS OF YESTERYEAR WITH SOME GREAT UPDATES IN THIS 4 BEDROOM, 2 FULL BATH COLONIAL WITH FULL ATTIC AND DETACHED 2 CAR GARAGE. BEAUTIFUL OPEN STAIRCASE GREETS YOU AT ENTRANCE. AMPLE SIZED KITCHEN WITH PLENTY OF CABINETRY AND WOOD LAMINATE FLOORING. ELEGANT LIVING ROOM AND FORMAL DINING ROOM WITH HARDWOODS UNDER CARPETING. FULL BATH ON BOTH FLOORS! 4 SIZABLE BEDROOMS UP - ALL WITH HARDWOODS. IN 2010 FURNACE, ROOF, SIDING AND ALL NEW WINDOWS, INCLUDING ATTIC AND BASEMENT (BLOCK WINDOWS IN BASEMENT). ALL APPLIANCES STAY! DELAYED NEGOTIATIONS WILL TAKE PLACE ON 11/10/2021 & 4:00 PM PLEASE ALLOW 24 HOURS

19. 2021-12-07
    status Pending Sale 615-char remark

    Show marketing remark (615 chars)

    LOTS OF YESTERYEAR WITH SOME GREAT UPDATES IN THIS 4 BEDROOM, 2 FULL BATH COLONIAL WITH FULL ATTIC AND DETACHED 2 CAR GARAGE. BEAUTIFUL OPEN STAIRCASE GREETS YOU AT ENTRANCE. AMPLE SIZED KITCHEN WITH PLENTY OF CABINETRY AND WOOD LAMINATE FLOORING. ELEGANT LIVING ROOM AND FORMAL DINING ROOM WITH HARDWOODS UNDER CARPETING. FULL BATH ON BOTH FLOORS! 4 SIZABLE BEDROOMS UP - ALL WITH HARDWOODS. IN 2010 FURNACE, ROOF, SIDING AND ALL NEW WINDOWS, INCLUDING ATTIC AND BASEMENT (BLOCK WINDOWS IN BASEMENT). ALL APPLIANCES STAY! DELAYED NEGOTIATIONS WILL TAKE PLACE ON 11/10/2021 & 4:00 PM PLEASE ALLOW 24 HOURS

20. 2021-11-11
    status Under Contract- Do Not Show 615-char remark

    Show marketing remark (615 chars)

    LOTS OF YESTERYEAR WITH SOME GREAT UPDATES IN THIS 4 BEDROOM, 2 FULL BATH COLONIAL WITH FULL ATTIC AND DETACHED 2 CAR GARAGE. BEAUTIFUL OPEN STAIRCASE GREETS YOU AT ENTRANCE. AMPLE SIZED KITCHEN WITH PLENTY OF CABINETRY AND WOOD LAMINATE FLOORING. ELEGANT LIVING ROOM AND FORMAL DINING ROOM WITH HARDWOODS UNDER CARPETING. FULL BATH ON BOTH FLOORS! 4 SIZABLE BEDROOMS UP - ALL WITH HARDWOODS. IN 2010 FURNACE, ROOF, SIDING AND ALL NEW WINDOWS, INCLUDING ATTIC AND BASEMENT (BLOCK WINDOWS IN BASEMENT). ALL APPLIANCES STAY! DELAYED NEGOTIATIONS WILL TAKE PLACE ON 11/10/2021 & 4:00 PM PLEASE ALLOW 24 HOURS

21. 2021-11-05
    listed $83,900 Active 615-char remark

    Show marketing remark (615 chars)

    LOTS OF YESTERYEAR WITH SOME GREAT UPDATES IN THIS 4 BEDROOM, 2 FULL BATH COLONIAL WITH FULL ATTIC AND DETACHED 2 CAR GARAGE. BEAUTIFUL OPEN STAIRCASE GREETS YOU AT ENTRANCE. AMPLE SIZED KITCHEN WITH PLENTY OF CABINETRY AND WOOD LAMINATE FLOORING. ELEGANT LIVING ROOM AND FORMAL DINING ROOM WITH HARDWOODS UNDER CARPETING. FULL BATH ON BOTH FLOORS! 4 SIZABLE BEDROOMS UP - ALL WITH HARDWOODS. IN 2010 FURNACE, ROOF, SIDING AND ALL NEW WINDOWS, INCLUDING ATTIC AND BASEMENT (BLOCK WINDOWS IN BASEMENT). ALL APPLIANCES STAY! DELAYED NEGOTIATIONS WILL TAKE PLACE ON 11/10/2021 & 4:00 PM PLEASE ALLOW 24 HOURS

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,936 · $161/mo
• Expected delta: +$684/yr (+$57/mo · 54.6%)

ⓘ 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: $18,670
• − Mortgage interest: −$8,682
• − Property taxes: −$1,252
• − Insurance: −$775
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,509
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,857/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

+84.7% since first listed

6 events — show timeline

• 2026-04-08 Listed $155,000 UNYREIS
• 2022-01-10 Sold (Public Records) $90,000 Public Records
• 2022-01-07 Sold (MLS) $90,000 UNYREIS
• 2021-12-07 Pending — UNYREIS
• 2021-11-11 Pending — UNYREIS
• 2021-11-05 Listed $83,900 UNYREIS

Property tax history

+7.2%/yr

Latest (2025): $1,252 · +0.0% YoY. Source: county tax records.