730 Parsells Ave · Rochester, NY 14609

$214,900

4 bd · 2.5 ba · 1,676 sqft · SingleFamily public records · 6 Days on market

Built 1920 6,802 sqft lot $128/sqft · 13% below area Est $248k · 13% 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 +18.2/30.0
• ARV discount +13.5/15.0
• DSCR +5.7/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled! New windows. New addition includes kitchen with corian counters & sink, family room, office space or perfect spot for 1st floor laundry, hardwood floors, new baths completely gutted-hand routered wainscoting in one. Open living & dining rooms with recessed lighting and french doors. Plenty of parking with new driveway. Garage could be re-built by new owner per "grandfathered".

Key facts

• Modernized kitchen
• Newer windows
• Vinyl siding

Tags

• REFINISHED HARDWOOD FLOORS
• MODERNIZED KITCHEN
• FIRST-FLOOR PRIMARY SUITE
• FIRST-FLOOR LAUNDRY
• NEWER WINDOWS
• VINYL SIDING

Property features AI

Exterior

• Parking: No garage
• Security: Owned security system
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Two-story home; Resale property; Entry via foyer; City street frontage; Rectangular residential lot (approx. 0.15 acres, dimensions 40 x 170)
• Construction: Vinyl siding; Blown-in insulation; Spray foam insulation; Architectural shingle roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Partial fencing; Fence; Covered porch

Interior

• Kitchen: Gas oven and gas range; Microwave; Range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Bedrooms: Five bedrooms total; Main level bedroom(s): 1; Second floor bedrooms: multiple (Bedrooms 2–5 listed)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: Three full bathrooms total; Main level bathrooms: 1
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Kitchen/family room combo; Living/dining room; Bedroom on main level; Bath in primary bedroom; Main level primary; Programmable thermostat; Thermal windows; Has fireplace (1)
• Laundry & utility: Main level laundry; Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $186k (13.5% below list).
• Recommended offer: $186k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/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 $6k 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 $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $110k; list at $215k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,987 (13.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.87% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $247,955
• List price: $214,900
• Delta: -13.33%
• 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
116 Newcroft Park	0.54mi	3/3.0 (-1)	1,652 (-1%)	0mo	$510,000	$309	65
358 Spencer Rd	0.53mi	4/2.0	1,593 (-5%)	1mo	$285,000	$179	64
67 Merwin Ave	0.48mi	4/1.5	1,592 (-5%)	3mo	$354,000	$222	63
25 Wilsonia Rd	0.42mi	3/1.0 (-1)	1,604 (-4%)	1mo	$338,000	$211	62
106 Ohio St	0.57mi	3/2.0 (-1)	1,600 (-4%)	2mo	$218,000	$136	57
363 Melville St	0.46mi	4/1.0	1,500 (-10%)	1mo	$175,000	$117	54
381 Parsells Ave	0.51mi	5/2.0 (+1)	1,529 (-9%)	1mo	$110,000	$72	54
312 Brockley Rd	0.73mi	4/2.0	1,586 (-5%)	2mo	$279,117	$176	53
322 Grand Ave	0.71mi	4/2.0	1,555 (-7%)	2mo	$139,200	$90	51
299 Spencer Rd	0.44mi	3/1.5 (-1)	1,882 (+12%)	0mo	$286,000	$152	50
506 Hurstbourne Rd	0.74mi	3/2.0 (-1)	1,794 (+7%)	1mo	$370,000	$206	46
120 Brookfield Rd	0.70mi	3/1.5 (-1)	1,568 (-6%)	3mo	$340,000	$217	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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-13,078
• Equity at exit: $32,042

10-year hold

• IRR: 8.6%
• Equity multiple: 1.79×
• Total profit: $47,573
• Equity at exit: $18,581

Cash invested: $60,172 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $192

Break-even live

Break-even rent $1,617

Max offer price $214,900

Occupancy floor 85%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.20mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.25mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.32mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	0.57mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.78mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.79mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.90mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.90mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.18mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.26mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.33mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.33mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.35mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.48mi

Listing history 9 events

1. 2026-05-13
   status Pending 1167-char remark
2. 2026-05-07
   listed $214,900 Active 1167-char remark
3. 2025-07-02
   soldstatus $110,000
4. 2014-10-06
   soldstatus $76,000 423-char remark

   Show marketing remark (423 chars)

   Completely remodeled! New windows. New addition includes kitchen with corian counters & sink, family room, office space or perfect spot for 1st floor laundry, hardwood floors, new baths completely gutted-hand routered wainscoting in one. Open living & dining rooms with recessed lighting and french doors. Plenty of parking with new driveway. Garage could be re-built by new owner per "grandfathered".

5. 2014-03-27
   listed $84,900 423-char remark

   Show marketing remark (423 chars)

   Completely remodeled! New windows. New addition includes kitchen with corian counters & sink, family room, office space or perfect spot for 1st floor laundry, hardwood floors, new baths completely gutted-hand routered wainscoting in one. Open living & dining rooms with recessed lighting and french doors. Plenty of parking with new driveway. Garage could be re-built by new owner per "grandfathered".

6. 2013-04-18
   listed $79,900
7. 2012-12-12
   listed $79,900
8. 2012-11-30
   historical
9. 2012-08-31
   listed $84,900

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $2,179 · $182/mo
• Expected delta: +$1,452/yr (+$121/mo · 199.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $22,318
• − Mortgage interest: −$12,038
• − Property taxes: −$727
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,252
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $2,629/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

+153.1% since first listed

9 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-07 Listed $214,900 UNYREIS
• 2025-07-02 Sold (Public Records) $110,000 Public Records
• 2014-10-06 Sold (MLS) $76,000 UNYREIS
• 2014-03-27 Listed $84,900 UNYREIS
• 2013-04-18 Listed $79,900 UNYREIS
• 2012-12-12 Listed $79,900 UNYREIS
• 2012-11-30 Listing Removed — UNYREIS
• 2012-08-31 Listed $84,900 UNYREIS

Property tax history

-3.2%/yr

Latest (2025): $727 · -5.6% YoY. Source: county tax records.