24 Van Bergh Ave · Rochester, NY 14610

$179,900

3 bd · 1.5 ba · 1,090 sqft · SingleFamily public records · 7 Days on market

Built 1952 3,680 sqft lot Est $197k · 9% 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 +23.1/30.0
• ARV discount +11.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of the Culver/Winton area lies this 3 bedroom and 2 bath home! This well maintained Cape Cod features a partially finished basement with a full kitchen. Recent updates include Roof, Furnace/AC and gutters.

Key facts

• Second kitchen
• Finished lower level
• Back patio

Tags

• FINISHED LOWER LEVEL
• SECOND KITCHEN
• PRIVATE PRIMARY SUITE
• FULL EN SUITE BATHROOM
• BACK PATIO

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Rectangular residential lot near public transit; Faces a city street
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Open patio and porch; Patio; Porch; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric oven and electric range; Disposal; Microwave; Refrigerator; Gas water heater
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal living room; Finished basement; See remarks
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

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 (+2.7%/yr); 85 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $94k; list at $180k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1952 — 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: 1.03% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $197,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Van Bergh Ave	0.02mi	3/1.0	1,144 (+5%)	2mo	$200,000	$175	87
198 Illinois St	0.46mi	3/1.0	1,103 (+1%)	4mo	$200,000	$181	72
36 Allandale Ave	0.05mi	3/2.0	1,221 (+12%)	6mo	$198,000	$162	71
20 Hampden Rd	0.30mi	3/1.5	1,176 (+8%)	6mo	$270,000	$230	68
115 Allandale Ave	0.14mi	3/1.0	1,248 (+14%)	1mo	$248,000	$199	66
101 Kansas St	0.42mi	3/1.5	1,182 (+8%)	4mo	$185,000	$157	63
200 Wisconsin St	0.49mi	4/2.0 (+1)	1,120 (+3%)	5mo	$215,000	$192	62
970 Atlantic Ave	0.28mi	3/1.0	1,249 (+15%)	2mo	$210,000	$168	59
176 Middlesex Rd	0.24mi	3/1.0	1,236 (+13%)	6mo	$145,500	$118	59
94 Delray Rd	0.47mi	3/1.5	1,222 (+12%)	0mo	$300,000	$245	58
182 Arbordale Ave	0.68mi	2/1.0 (-1)	1,048 (-4%)	6mo	$200,000	$191	49
217 Breck St	0.68mi	2/1.0 (-1)	962 (-12%)	3mo	$65,000	$68	39

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-9,232
• Equity at exit: $26,824

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $16,065
• Equity at exit: $15,554

Cash invested: $50,372 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$943
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $321

Break-even live

Break-even rent $1,451

Max offer price $179,900

Occupancy floor 78%

Sensitivity live

Price	-10% $423	-5% $372	+0% $321	+5% $271	+10% $220
Rent	-10% $175	-5% $248	+0% $321	+5% $395	+10% $468
Rate	-1.0pp $412	-0.5pp $367	base $321	+0.5pp $275	+1.0pp $227

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	44d	1	0.28mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	0.43mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.47mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	3d	22	0.48mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.66mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.67mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	3d	1	0.69mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	11d	1	0.69mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	3d	1	0.76mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.85mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	0.86mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	0.87mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.93mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	0.93mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	44d	1	0.93mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	0.94mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	0.96mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.00mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.02mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	3d	1	1.03mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	22d	1	1.05mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	44d	1	1.05mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	11d	1	1.05mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.13mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.22mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	44d	1	1.26mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	1.26mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	1.28mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	44d	1	1.30mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	1.39mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	44d	1	1.39mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	1.40mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	3d	1	1.41mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	1.44mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	3d	1	1.44mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	11d	1	1.45mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	1.45mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	3d	1	1.48mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	1.49mi

Listing history 7 events

1. 2026-06-17
   status $179,900 Pending 7 DOM
2. 2026-06-17
   days on market $179,900 Active 7 DOM
3. 2026-06-16
   days on market $179,900 Active 6 DOM
4. 2026-06-15
   days on market $179,900 Active 5 DOM
5. 2026-06-13
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $179,900 Active 2 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: $1,539 · $128/mo
• Projected year-2 tax: $2,289 · $191/mo
• Expected delta: +$751/yr (+$63/mo · 48.8%)

ⓘ 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 2/10 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: $22,299
• − Mortgage interest: −$10,077
• − Property taxes: −$1,539
• − Insurance: −$900
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,233
• Taxable income: $983
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $3,621/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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+91.6% since first listed

5 events — show timeline

• 2026-06-10 Listed $179,900 UNYREIS
• 2016-06-14 Sold (Public Records) $93,750 Public Records
• 2016-06-13 Sold (MLS) $93,750 UNYREIS
• 2016-04-27 Pending — UNYREIS
• 2016-04-18 Listed $93,900 UNYREIS

Property tax history

+5.9%/yr

Latest (2025): $1,539 · -5.8% YoY. Source: county tax records.