67 Glenthorne Rd · Rochester, NY 14615

$147,000

3 bd · 1.0 ba · 1,459 sqft · SingleFamily public records · 9 Days on market

Built 1946 5,031 sqft lot Est $188k · 22% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 67 Glenthorne Road! This 3 bedroom, 1 bathroom Cape home is move in ready! Beautiful hardwood floors. Wood burning fireplace with brick surround and mantle. Fully fenced in yard! Truly a must see home!

Key facts

• Formal dining room
• Updated full bath
• Granite countertops

Tags

• NEW BACKSPLASH
• GRANITE COUNTERTOPS
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• UPDATED FULL BATH

Property features AI

Exterior

• Parking: Detached garage with electricity (1 car)
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical; Cable available; High-speed internet available
• Home design: Single-story home; Resale property; City street frontage; Rectangular lot, near public transit
• Construction: Aluminum and vinyl siding; Asphalt shingle roof; Block foundation; Copper plumbing; Built (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Covered porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Ceramic tile; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Granite counters; Thermal windows; Bedroom on main level; Full basement with sump pump; One fireplace
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).

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: 74 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 39% of the median local income ($51k/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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $126k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,000

Questions for the listing agent

1. Built in 1946 — 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: 1.12% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $188,211
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
378 Bernice St	0.19mi	4/1.0 (+1)	1,488 (+2%)	5mo	$165,000	$111	78
2201 Dewey Ave	0.13mi	3/2.5	1,525 (+4%)	6mo	$199,900	$131	75
19 Mac Arthur Rd	0.41mi	4/1.0 (+1)	1,416 (-3%)	2mo	$183,000	$129	69
387 Bernice St	0.21mi	3/1.0	1,316 (-10%)	8mo	$150,000	$114	68
27 Woodside Ln	0.34mi	3/2.0	1,578 (+8%)	4mo	$216,500	$137	63
2351 Dewey Ave	0.33mi	3/1.0	1,292 (-11%)	3mo	$165,000	$128	63
75 Dorothy Ave	0.23mi	3/2.0	1,280 (-12%)	6mo	$161,000	$126	60
47 Lenriet St	0.34mi	3/3.0	1,590 (+9%)	6mo	$165,000	$104	56
22 Mac Arthur Rd	0.42mi	4/2.0 (+1)	1,332 (-9%)	1mo	$242,000	$182	56
222 Oakwood Rd	0.63mi	2/1.0 (-1)	1,332 (-9%)	0mo	$180,000	$135	51
90 Eastland Rd	0.72mi	3/1.0	1,274 (-13%)	4mo	$180,000	$141	42
84 Studley St	0.69mi	4/1.5 (+1)	1,600 (+10%)	5mo	$201,000	$126	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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,544
• Equity at exit: $21,918

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $27,301
• Equity at exit: $12,710

Cash invested: $41,160 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$771
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $350

Break-even live

Break-even rent $1,206

Max offer price $147,000

Occupancy floor 74%

Sensitivity live

Price	-10% $433	-5% $392	+0% $350	+5% $308	+10% $267
Rent	-10% $220	-5% $285	+0% $350	+5% $415	+10% $480
Rate	-1.0pp $424	-0.5pp $387	base $350	+0.5pp $312	+1.0pp $273

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	24d	1	0.33mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	3d	63	0.69mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	3d	3	0.69mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	15d	1	0.79mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	0.99mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.08mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.13mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.20mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	1.26mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	1.45mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.45mi

Listing history 9 events

1. 2026-06-13
   status $147,000 Pending 9 DOM
2. 2026-06-10
   days on market $147,000 Active 9 DOM
3. 2026-06-09
   days on market $147,000 Active 8 DOM
4. 2026-06-09
   days on market $147,000 Active 7 DOM
5. 2026-06-07
   days on market $147,000 Active 6 DOM
6. 2026-06-05
   days on market $147,000 Active 3 DOM
7. 2026-06-03
   days on market $147,000 Active 2 DOM
8. 2026-06-01
   remarks 604-char remark
9. 2026-06-01
   listed $147,000 Active 1 DOM

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$518/yr (+$43/mo · 35.7%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $19,790
• − Mortgage interest: −$8,234
• − Property taxes: −$1,449
• − Insurance: −$735
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,276
• Taxable income: $1,929
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,737/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

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: ▼ -31.81%
• Current HPI: 240.6896
• Rent YoY: —
• 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

+110.3% since first listed

12 events — show timeline

• 2026-06-01 Listed $147,000 UNYREIS
• 2021-08-09 Sold (Public Records) $126,300 Public Records
• 2021-08-09 Sold (MLS) $126,300 UNYREIS
• 2021-06-15 Pending — UNYREIS
• 2021-06-10 Listed $119,900 UNYREIS
• 2020-08-01 Pending — UNYREIS
• 2020-08-01 Listing Removed — UNYREIS
• 2020-07-14 Listed $114,900 UNYREIS
• 2017-05-31 Sold (MLS) $55,000 UNYREIS
• 2017-04-19 Pending — UNYREIS
• 2017-04-04 Listed $42,500 UNYREIS
• 2003-10-10 Sold (Public Records) $69,900 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,449 · +0.0% YoY. Source: county tax records.