715 Genesee Park Blvd · Rochester, NY 14619

$54,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 10 Days on market

Built 1927 6,000 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
• 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

ARCHITECTURAL CHARM and ORIGINAL STYLE! * * * UNBEATABLE LOCATION * * * close to U of R, Strong Hospital, Roc Airport and everything else you need! BRIGHT and SPACIOUS KITCHEN, FORMAL DINING ROOM, ORIGINAL GUM WOOD TRIM and LEADED GLASS WINDOWS, WELL APPOINTED LIVING ROOM with OVERSIZED WINDOWS and CHATEAU STYLE WOOD BURNING FIREPLACE, HARDWOOD FLOORS THROUGHOUT UPSTAIRS, LOW MAINTENANCE VINYL SIDING, FULL WALK-UP ATTIC for FUTURE LIVING SPACE or STORAGE, DETACHED GARAGE, SPACIOUS LEVEL LOT ----> DON'T MISS THIS HOME IT HAS SO MUCH POTENTIAL!!! Estate sale - property sold as is. No additional photos will be added ——> as it is best seen in person! * * * * SHOWINGS

Key facts

• Bright kitchen
• Formal dining room
• Leaded glass windows

Tags

• BRIGHT KITCHEN
• FORMAL DINING ROOM
• ORIGINAL GUM WOOD TRIM
• LEADED GLASS WINDOWS
• WELL APPOINTED LIVING ROOM
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 24.5% 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: 48 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $380 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 + 3.0% rent growth), your $15k 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: property tax is 2.6% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.92% ✓
• Cap rate: 24.55%
• Cash-on-cash: 65.20%
• DSCR: 3.90
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $158,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Genesee Park Blvd	0.00mi	3/1.0	1,232 (0%)	1mo	$146,000	$119	99
431 Post Ave	0.52mi	3/1.5	1,227 (-0%)	1mo	$195,000	$159	73
169 Westfield St	0.56mi	3/1.0	1,248 (+1%)	2mo	$192,500	$154	70
107 Enterprise St	0.28mi	3/1.5	1,152 (-6%)	4mo	$90,000	$78	70
504 Sawyer St	0.46mi	3/1.5	1,274 (+3%)	4mo	$95,000	$75	67
214 Winbourne Rd	0.58mi	3/1.0	1,152 (-6%)	0mo	$260,000	$226	62
75 Penhurst St	0.44mi	3/1.5	1,326 (+8%)	3mo	$110,000	$83	62
316 Ravenwood Ave	0.52mi	3/1.0	1,360 (+10%)	1mo	$175,000	$129	58
65 Devon Rd	0.71mi	3/1.5	1,296 (+5%)	2mo	$195,000	$150	55
1025 Genesee Park Blvd	0.44mi	3/1.0	1,410 (+14%)	1mo	$210,000	$149	54
39 Maxwell Ave	0.54mi	3/1.5	1,342 (+9%)	5mo	$118,900	$89	54
324 Marlborough Rd	0.60mi	3/1.0	1,391 (+13%)	4mo	$175,630	$126	48

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: 64.4%
• Equity multiple: 3.89×
• Total profit: $44,356
• Equity at exit: $8,186

10-year hold

• IRR: 68.8%
• Equity multiple: 7.98×
• Total profit: $107,350
• Equity at exit: $4,747

Cash invested: $15,372 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$288
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $835

Break-even live

Break-even rent $546

Max offer price $54,900

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	0.33mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.42mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	0.43mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.47mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.47mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.49mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	0.52mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.53mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.69mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	0.75mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	0.95mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	1.11mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.11mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	1.19mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	1.27mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	1.32mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.41mi

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-11
   listed $54,900 Active

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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 2/10 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: $19,235
• − Mortgage interest: −$3,075
• − Property taxes: −$1,443
• − Insurance: −$274
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$1,597
• Taxable income: $9,767
• Est. tax owed @ 24.0%: −$2,344
• After-tax cash flow: $7,679/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-04-21 Pending — UNYREIS
• 2026-04-11 Listed $54,900 UNYREIS

Property tax history

+3.3%/yr

Latest (2025): $1,443 · +0.0% YoY. Source: county tax records.