55 Greenleaf St · Rochester, NY 14609

$75,000

3 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 63 Days on market

Built 1920 6,098 sqft lot $50/sqft · 39% below area Est $123k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Value add Single Family House on a quiet street. Long term tenant in place, month to month, rented at $1050, transferable CofO on file until 5/1/2029.

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 63 days

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$122,508) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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: 2.44% ✓
• Cap rate: 21.67%
• Cash-on-cash: 54.91%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (median comp): $122,508
• List price: $75,000
• Delta: -38.78%
• 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
73 Herkimer St	0.11mi	3/1.0	1,450 (-3%)	4mo	$140,000	$97	87
49 Leighton Ave	0.07mi	3/1.5	1,305 (-13%)	4mo	$160,000	$123	70
52 Arch St	0.30mi	4/2.0 (+1)	1,593 (+7%)	4mo	$244,500	$153	63
363 Melville St	0.66mi	4/1.0 (+1)	1,500 (+0%)	1mo	$175,000	$117	63
110 Arch St	0.39mi	4/2.0 (+1)	1,417 (-5%)	2mo	$200,000	$141	62
106 Ohio St	0.49mi	3/2.0	1,600 (+7%)	2mo	$218,000	$136	60
322 Grand Ave	0.50mi	4/2.0 (+1)	1,555 (+4%)	2mo	$139,200	$90	59
460 Melville St	0.74mi	3/1.0	1,426 (-5%)	3mo	$164,900	$116	55
120 Brookfield Rd	0.74mi	3/1.5	1,568 (+5%)	3mo	$340,000	$217	53
77 Sidney St	0.32mi	4/1.5 (+1)	1,702 (+14%)	4mo	$149,900	$88	52
275 Parsells Ave	0.55mi	3/2.0	1,662 (+11%)	3mo	$207,000	$125	49
54 Rosewood	0.73mi	4/1.5 (+1)	1,366 (-9%)	3mo	$93,000	$68	42

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: 58.5%
• Equity multiple: 3.79×
• Total profit: $58,499
• Equity at exit: $11,183

10-year hold

• IRR: 65.0%
• Equity multiple: 9.22×
• Total profit: $172,674
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$393
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $961

Break-even live

Break-even rent $614

Max offer price $75,000

Occupancy floor 42%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	44d	1	0.17mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	0.43mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.52mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.57mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.57mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.60mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	0.60mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	0.70mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	23d	1	0.71mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	0.74mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.82mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.83mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.85mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	44d	1	0.86mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	0.86mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.86mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	44d	1	0.89mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	0.91mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.00mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	23d	1	1.01mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	1.03mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	1.04mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	1.04mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	1.05mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	14d	1	1.05mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	1.05mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	3d	1	1.07mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	44d	1	1.12mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	23d	1	1.14mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	1.19mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	44d	1	1.20mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	44d	1	1.23mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.25mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.28mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	1.28mi
19-21 Cornell St Rochester, NY	2.0	1.0	900	$1,250	$1.39	23d	1	1.29mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	3d	1	1.30mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	1.31mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	10d	1	1.31mi
12 Boardman St Rochester, NY	2.0	1.0	1008	$1,600	$1.59	44d	1	1.33mi

Listing history 9 events

1. 2026-06-03
   statusdays on market $75,000 Pending 63 DOM
2. 2026-06-03
   days on market $75,000 Active 62 DOM
3. 2026-06-01
   days on market $75,000 Active 61 DOM
4. 2026-05-31
   days on market $75,000 Active 60 DOM
5. 2026-04-01
   listed $89,900 Active 150-char remark

   Show marketing remark (150 chars)

   Value add Single Family House on a quiet street. Long term tenant in place, month to month, rented at $1050, transferable CofO on file until 5/1/2029.

6. 2022-02-25
   soldstatus $361,000
7. 2019-05-31
   soldstatus $789,652
8. 1996-01-16
   soldstatus $9,500
9. 1995-11-15
   soldstatus $37,168

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$272/yr (+$23/mo · 37.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $21,961
• − Mortgage interest: −$4,201
• − Property taxes: −$724
• − Insurance: −$375
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$2,182
• Taxable income: $10,965
• Est. tax owed @ 24.0%: −$2,632
• After-tax cash flow: $8,899/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

+141.9% since first listed

5 events — show timeline

• 2026-04-01 Listed $89,900 UNYREIS
• 2022-02-25 Sold (Public Records) $361,000 Public Records
• 2019-05-31 Sold (Public Records) $789,652 Public Records
• 1996-01-16 Sold (Public Records) $9,500 Public Records
• 1995-11-15 Sold (Public Records) $37,168 Public Records

Property tax history

+2.4%/yr

Latest (2025): $724 · +0.0% YoY. Source: county tax records.