30 Parkwood Rd · Rochester, NY 14615

$149,900

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 7 Days on market

Built 1930 5,106 sqft lot $131/sqft · 32% below area Est $221k · 32% under

---

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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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

Looking to downsize but not down grade? Here is your chance to own this quaint 2 bedroom maintenance free colonial on a quiet neighborhood street. Brand New Tear Off Roof!! Concrete Backyard patio is right out the kitchen door, perfect for grilling out and entertaining! Pickett fence encloses the large backyard and has gate to exit behind the garage. Interior boasts fresh paint, vinyl replacement windows and a newly refinished hardwood floor in living room. New kitchen floor installed less than one month ago! Basement is bone dry and has designated laundry area as well as ample storage.

Key facts

• Dutch door
• Fenced back yard
• Full basement

Tags

• HARDWOODS THROUGHOUT
• MUD ROOM
• DUTCH DOOR
• FENCED BACK YARD
• LARGE SHED
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story home; Existing (previously built); Block foundation; Asphalt roof; Residential, rectangular lot with city street frontage
• Construction: Aluminum siding; Blown-in insulation; Copper plumbing
• Exterior features: Blacktop driveway; Deck; Open porch; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on second floor; Second bedroom on second floor
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Combined living/dining room; Programmable thermostat; Workshop; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $145k (3.5% below list).
• Recommended offer: $145k (3.5% 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: 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 34% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,685 (3.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.97% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $221,453
• List price: $149,900
• Delta: -32.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Christian Ave	0.27mi	3/1.5 (+1)	1,080 (-6%)	1mo	$219,700	$203	70
77 Lyncrest Dr	0.35mi	2/1.0	1,065 (-7%)	3mo	$147,500	$138	70
131 Langford Rd	0.20mi	3/1.0 (+1)	1,026 (-10%)	0mo	$225,000	$219	68
57 Ross St	0.29mi	3/1.0 (+1)	1,052 (-8%)	0mo	$225,000	$214	68
34 Carlisle St	0.57mi	3/1.0 (+1)	1,155 (+1%)	0mo	$183,000	$158	66
46 Maynard St	0.60mi	3/1.0 (+1)	1,152 (+1%)	1mo	$220,000	$191	65
62 Benwell Rd	0.54mi	2/1.5	1,200 (+5%)	2mo	$210,000	$175	63
43 Rand St	0.74mi	2/1.0	1,156 (+1%)	1mo	$110,000	$95	63
45 Studley St	0.59mi	3/1.5 (+1)	1,153 (+1%)	3mo	$220,000	$191	62
41 Maynard St	0.61mi	2/1.0	1,080 (-6%)	2mo	$175,000	$162	61
2351 Dewey Ave	0.24mi	3/1.0 (+1)	1,292 (+13%)	3mo	$165,000	$128	60
40 Chad Cir	0.55mi	3/1.0 (+1)	1,088 (-5%)	2mo	$230,000	$211	59

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,198
• Equity at exit: $22,351

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,868
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$786
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $190

Break-even live

Break-even rent $1,206

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $275	-5% $233	+0% $190	+5% $148	+10% $105
Rent	-10% $76	-5% $133	+0% $190	+5% $247	+10% $305
Rate	-1.0pp $266	-0.5pp $228	base $190	+0.5pp $151	+1.0pp $112

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: $37,475
• Closing costs: $4,497
• 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	0.38mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	3d	63	0.74mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	15d	1	0.83mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	3d	17	0.85mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	1.04mi
391-393 Flower City Park Unit Down Rochester, NY	1.0	1.0	800	$950	$1.19	24d	1	1.11mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.12mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	1.17mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.20mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.24mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.44mi

Listing history 16 events

1. 2026-05-08
   status Pending 591-char remark
2. 2026-05-01
   listed $149,900 Active 591-char remark
3. 2022-07-25
   soldstatus $135,000 Closed Sale or Rented 594-char remark

   Show marketing remark (594 chars)

   Looking to downsize but not down grade? Here is your chance to own this quaint 2 bedroom maintenance free colonial on a quiet neighborhood street. Brand New Tear Off Roof!! Concrete Backyard patio is right out the kitchen door, perfect for grilling out and entertaining! Pickett fence encloses the large backyard and has gate to exit behind the garage. Interior boasts fresh paint, vinyl replacement windows and a newly refinished hardwood floor in living room. New kitchen floor installed less than one month ago! Basement is bone dry and has designated laundry area as well as ample storage.

4. 2022-07-25
   soldstatus $135,000

   Show marketing remark (594 chars)

   Looking to downsize but not down grade? Here is your chance to own this quaint 2 bedroom maintenance free colonial on a quiet neighborhood street. Brand New Tear Off Roof!! Concrete Backyard patio is right out the kitchen door, perfect for grilling out and entertaining! Pickett fence encloses the large backyard and has gate to exit behind the garage. Interior boasts fresh paint, vinyl replacement windows and a newly refinished hardwood floor in living room. New kitchen floor installed less than one month ago! Basement is bone dry and has designated laundry area as well as ample storage.

5. 2022-06-21
   status Under Contract- Do Not Show 594-char remark

   Show marketing remark (594 chars)

   Looking to downsize but not down grade? Here is your chance to own this quaint 2 bedroom maintenance free colonial on a quiet neighborhood street. Brand New Tear Off Roof!! Concrete Backyard patio is right out the kitchen door, perfect for grilling out and entertaining! Pickett fence encloses the large backyard and has gate to exit behind the garage. Interior boasts fresh paint, vinyl replacement windows and a newly refinished hardwood floor in living room. New kitchen floor installed less than one month ago! Basement is bone dry and has designated laundry area as well as ample storage.

6. 2022-05-28
   listed $140,000 Active 594-char remark

   Show marketing remark (594 chars)

   Looking to downsize but not down grade? Here is your chance to own this quaint 2 bedroom maintenance free colonial on a quiet neighborhood street. Brand New Tear Off Roof!! Concrete Backyard patio is right out the kitchen door, perfect for grilling out and entertaining! Pickett fence encloses the large backyard and has gate to exit behind the garage. Interior boasts fresh paint, vinyl replacement windows and a newly refinished hardwood floor in living room. New kitchen floor installed less than one month ago! Basement is bone dry and has designated laundry area as well as ample storage.

7. 2022-05-27
   historical
8. 2022-05-18
   price $140,000
9. 2022-05-03
   price $148,500
10. 2022-04-07
    listed $150,000 Active
11. 2020-11-17
    soldstatus $112,000 Closed Sale or Rented
12. 2020-11-17
    soldstatus $112,000
13. 2020-09-04
    status Pending Sale
14. 2020-08-28
    listed $109,900 Active
15. 2006-05-03
    soldstatus $74,900
16. 2002-05-22
    soldstatus $60,000

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$642/yr (+$53/mo · 51.4%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,362
• − Mortgage interest: −$8,397
• − Property taxes: −$1,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,361
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,325/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

+149.8% since first listed

16 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-05-01 Listed $149,900 UNYREIS
• 2022-07-25 Sold (Public Records) $135,000 Public Records
• 2022-07-25 Sold (MLS) $135,000 UNYREIS
• 2022-06-21 Pending — UNYREIS
• 2022-05-28 Listed $140,000 UNYREIS
• 2022-05-27 Listing Removed — UNYREIS
• 2022-05-18 Price Changed $140,000 UNYREIS
• 2022-05-03 Price Changed $148,500 UNYREIS
• 2022-04-07 Listed $150,000 UNYREIS
• 2020-11-17 Sold (Public Records) $112,000 Public Records
• 2020-11-17 Sold (MLS) $112,000 UNYREIS
• 2020-09-04 Pending — UNYREIS
• 2020-08-28 Listed $109,900 UNYREIS
• 2006-05-03 Sold (Public Records) $74,900 Public Records
• 2002-05-22 Sold (Public Records) $60,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,250 · -3.2% YoY. Source: county tax records.