139 Hawley St · Rochester, NY 14608

$189,900

3 bd · 2.0 ba · 1,690 sqft · SingleFamily public records · 39 Days on market

Built 1930 5,864 sqft lot Est $132k · 44% over

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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 +20.4/30.0
• Appreciation +6.8/10.0
• DSCR +6.5/10.0
• Rent growth +4.2/5.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this fully renovated 4 bedroom, 2 bath home in the Plymouth-Exchange neighborhood of the City of Rochester! From the charming front porch to the modern finishes inside, this home is truly move-in ready. Step into the open 1st floor featuring a spacious living room filled with natural light and a massive eat-in kitchen designed for both everyday living and entertaining. The kitchen boasts a large island, quartz countertops, tile backsplash, brand-new stainless steel appliances, and an oversized dining space. The 1st floor also offers incredible flexibility with a bedroom plus a private office that could easily serve as a 5th bedroom, playroom, or additional flex space. A beautiful

Key facts

• Quartz countertops
• Charming front porch
• Large island

Tags

• PLYMOUTH-EXCHANGE NEIGHBORHOOD
• CHARMING FRONT PORCH
• MASSIVE EAT-IN KITCHEN
• LARGE ISLAND
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $245 ($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 $172k (9.2% below list).
• Recommended offer: $172k (9.2% 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: Rents rising fast (+6.6%/yr); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,725/mo this rent would consume 51% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $190k implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,464 (9.2% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $131,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Columbia Ave	0.13mi	3/1.5	1,518 (-10%)	0mo	$145,000	$96	75
215 Reynolds St	0.25mi	3/1.0	1,626 (-4%)	5mo	$38,000	$23	74
3 Fenwick St	0.19mi	3/1.0	1,908 (+13%)	1mo	$136,000	$71	64
392 Frost Ave	0.32mi	4/1.0 (+1)	1,569 (-7%)	2mo	$75,000	$48	63
1283 Plymouth Ave S	0.58mi	4/2.0 (+1)	1,621 (-4%)	1mo	$200,000	$123	60
163 Reynolds St	0.39mi	3/1.5	1,914 (+13%)	2mo	$70,000	$37	56
71 Aberdeen St	0.66mi	4/1.5 (+1)	1,740 (+3%)	2mo	$245,000	$141	55
51 W High Ter	0.72mi	3/1.5	1,631 (-4%)	5mo	$145,000	$89	54
219 Adams St	0.56mi	4/1.0 (+1)	1,564 (-8%)	0mo	$72,000	$46	52
33 Sawyer St	0.58mi	3/1.0	1,540 (-9%)	4mo	$120,000	$78	50
21 Gladstone St	0.63mi	4/1.0 (+1)	1,584 (-6%)	1mo	$10,000	$6	50
153 Barton St	0.71mi	3/2.0	1,525 (-10%)	2mo	$255,000	$167	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.98×
• Total profit: $51,932
• Equity at exit: $92,872

10-year hold

• IRR: 18.8%
• Equity multiple: 4.12×
• Total profit: $165,660
• Equity at exit: $149,240

Cash invested: $53,172 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$996
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $245

Break-even live

Break-even rent $1,414

Max offer price $189,900

Occupancy floor 81%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	0.12mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.28mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	43d	1	0.33mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	0.35mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.52mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	0.52mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	23d	1	0.78mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	0.85mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	0.89mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	2d	15	0.94mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	43d	1	0.96mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	0.96mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	43d	1	1.00mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	2d	1	1.08mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.09mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	19d	1	1.10mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.12mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	1.13mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	43d	1	1.14mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	43d	1	1.16mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	1.16mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	1.16mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.20mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.21mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	3d	11	1.21mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	23d	1	1.22mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	2d	5	1.23mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	1.23mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	1.25mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	1.26mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	1.32mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.33mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	3d	1	1.36mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	21d	1	1.36mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	1.36mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	2d	1	1.37mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	21d	1	1.39mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	10d	28	1.39mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	21d	1	1.40mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	3d	1	1.40mi

Listing history 3 events

1. 2026-03-29
   status Pending
2. 2026-02-18
   listed $189,900 Active
3. 1998-12-04
   soldstatus $21,900

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $1,858 · $155/mo
• Expected delta: +$1,352/yr (+$113/mo · 267.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,696
• − Mortgage interest: −$10,637
• − Property taxes: −$506
• − Insurance: −$950
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$5,524
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $3,000/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+767.1% since first listed

3 events — show timeline

• 2026-03-29 Pending — UNYREIS
• 2026-02-18 Listed $189,900 UNYREIS
• 1998-12-04 Sold (Public Records) $21,900 Public Records

Property tax history

-0.8%/yr

Latest (2025): $506 · +0.0% YoY. Source: county tax records.