304 Ashwood Dr · Rochester, NY 14609

$59,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 10 Days on market

Built 1950 7,800 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

CLASSIC THREE BEDROOM CAPE in the HEART of the NORTHLAND-LYCEUM NEIGHBORHOOD with INCREDIBLE WALKABILITY to SCHOOLS, PARKS, SHOPPING, etc! ORIGINAL HARDWOOD FLOORS, BRIGHT & CHEERY EAT-IN KITCHEN, WELL PROPORTIONED LIVING SPACES, LOW MAINTENANCE VINYL SIDING, VINYL REPLACEMENT WINDOWS, DETACHED GARAGE, SPACIOUS FLAT LOT. This home needs some TLC but has SO MUCH POTENTIAL!!! Estate sale - property sold as is. No additional photos will be added ——> as it is best seen in person! * * * * SHOWINGS BEGIN on WED 6/10– OFFERS DUE/DELAYED NEGOTIATIONS on WED 6/17 @ 10:00 AM * * *

Key facts

• Eat-in kitchen
• Walkability to parks
• 7,800 sq ft lot

Tags

• WALKABILITY TO SCHOOLS
• WALKABILITY TO PARKS
• WALKABILITY TO SHOPPING
• ORIGINAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• LOW MAINTENANCE VINYL SIDING

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: Single-story; Resale property; Vinyl siding
• Construction: Vinyl siding construction; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Rectangular residential lot, approximately 60 x 130

Interior

• Kitchen: Eat-in kitchen; Gas water heater (listed under appliances); See remarks for additional kitchen details/appliances
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Natural woodwork; Main level primary; Bedroom on main level; Other (see remarks)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 22.9% 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; 34 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 $414 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1950 — 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: 2.67% ✓
• Cap rate: 22.91%
• Cash-on-cash: 59.36%
• DSCR: 3.64
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $168,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Lyceum St	0.33mi	3/1.0	1,110 (-4%)	3mo	$140,000	$126	76
1824 Clifford Ave	0.63mi	3/1.0	1,188 (+3%)	2mo	$62,500	$53	64
298 Fieldwood Dr	0.05mi	4/2.0 (+1)	1,320 (+15%)	2mo	$193,000	$146	63
1822 Clifford Ave	0.63mi	3/1.0	1,188 (+3%)	3mo	$95,000	$80	63
201 Arbutus St	0.57mi	4/1.5 (+1)	1,180 (+2%)	0mo	$210,000	$178	62
82 Willmont St	0.53mi	2/1.0 (-1)	1,100 (-4%)	1mo	$155,000	$141	62
265 Springfield Ave	0.52mi	4/1.5 (+1)	1,268 (+10%)	0mo	$200,000	$158	52
439 Crossfield Rd	0.45mi	2/1.0 (-1)	1,006 (-13%)	3mo	$145,000	$144	50
443 Crossfield Rd	0.46mi	2/1.0 (-1)	1,001 (-13%)	2mo	$165,000	$165	50
74 Heberle Rd	0.75mi	2/1.0 (-1)	1,065 (-8%)	2mo	$225,000	$211	46
93 Willmont St	0.54mi	2/2.0 (-1)	1,022 (-11%)	2mo	$145,000	$142	45
23 Martinot Ave	0.73mi	3/1.0	1,292 (+12%)	1mo	$255,000	$197	45

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: 63.6%
• Equity multiple: 4.07×
• Total profit: $51,440
• Equity at exit: $8,931

10-year hold

• IRR: 69.7%
• Equity multiple: 9.97×
• Total profit: $150,522
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$314
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $830

Break-even live

Break-even rent $551

Max offer price $59,900

Occupancy floor 43%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	43d	1	0.27mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.34mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.37mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.37mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	2d	3	0.53mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.58mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	0.61mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	0.70mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.82mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	0.84mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.84mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	43d	1	0.85mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.87mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.89mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.89mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.93mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	0.95mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	0.95mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	43d	1	0.96mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	0.96mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.04mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.09mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	1.11mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.16mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	1.23mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	1.26mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.27mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	1.30mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.31mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.32mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.38mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	23d	1	1.40mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.43mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	2d	8	1.47mi

Listing history 10 events

1. 2026-06-18
   status $59,900 Pending 10 DOM
2. 2026-06-18
   days on market $59,900 Active 10 DOM
3. 2026-06-17
   days on market $59,900 Active 9 DOM
4. 2026-06-16
   days on market $59,900 Active 8 DOM
5. 2026-06-15
   days on market $59,900 Active 7 DOM
6. 2026-06-13
   days on market $59,900 Active 5 DOM
7. 2026-06-13
   days on market $59,900 Active 4 DOM
8. 2026-06-10
   days on market $59,900 Active 2 DOM
9. 2026-06-09
   remarks 585-char remark
10. 2026-06-09
    listed $59,900 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,211
• − Mortgage interest: −$3,355
• − Property taxes: −$1,152
• − Insurance: −$300
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$1,743
• Taxable income: $9,589
• Est. tax owed @ 24.0%: −$2,301
• After-tax cash flow: $7,655/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

+1.5% since first listed

2 events — show timeline

• 2026-06-08 Listed $59,900 UNYREIS
• 2002-12-18 Sold (Public Records) $59,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $1,152 · +101.6% YoY. Source: county tax records.