471 Melville St · Rochester, NY 14609

$119,900

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 56 Days on market

Built 1914 3,000 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 MLS

CLASSIC 3/4 BEDROOM, 1 BATH 18TH WARD COLONIAL WITH GOOD POTENTIAL * SOME FRESH PAINT & TLC WILL GO ALONG WAY HERE * FEATURES INCLUDE NEW RHEEM HIGH EFFICIENCY FURNACE IN JANUARY 2014, HOT WATER HEATER APPROX. 6 YRS YOUNG, GLASS BLOCK WINDOWS, MOSTLY THERMOPANE WINDOWS * GRACIOUS FOYER ENTRY, NEWER LAMINATE FLOORING IN LIVING & DINING ROOMS, ENCLOSED FRONT PORCH, FULL PRIVACY FENCED YARD WITH DECK, WASHER, DRYER, STOVE, REFRIGERATOR INCLUDED TOO! WALKUP ATTIC THAT IS BEGGING TO BE FINISHED! GREAT HOME FOR INVESTOR OR OWNER OCCUPANT! THINKING ABOUT BUYING 1ST HOME?WHY RENT WHEN YOU CAN OWN FOR LESS?

Key facts

• Welcoming foyer
• Updated kitchen
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• WELCOMING FOYER
• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• DURABLE VINYL FLOORING

Property features AI

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 30% 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 $829 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $58k; list at $120k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.01%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $252,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
380 Rosewood Ter	0.12mi	3/1.5	1,382 (+7%)	3mo	$155,000	$112	78
85 Culver Pkwy	0.47mi	3/1.5	1,298 (+1%)	1mo	$287,500	$221	74
23 Martinot Ave	0.59mi	3/1.0	1,292 (+0%)	1mo	$255,000	$197	71
34 Woodrow Ave	0.37mi	3/1.5	1,406 (+9%)	1mo	$275,000	$196	65
230 Laurelton Rd	0.52mi	3/1.5	1,362 (+6%)	1mo	$289,000	$212	64
115 Allandale Ave	0.73mi	3/1.0	1,248 (-3%)	1mo	$248,000	$199	60
157 Cummings St	0.71mi	3/2.0	1,272 (-1%)	2mo	$250,000	$197	59
54 Rosewood	0.48mi	4/1.5 (+1)	1,366 (+6%)	3mo	$93,000	$68	58
110 Arch St	0.35mi	4/2.0 (+1)	1,417 (+10%)	2mo	$200,000	$141	56
265 Springfield Ave	0.73mi	4/1.5 (+1)	1,268 (-2%)	0mo	$200,000	$158	56
281 Ellison St	0.68mi	4/3.0 (+1)	1,350 (+5%)	0mo	$184,000	$136	47
204 Salisbury St	0.62mi	4/1.5 (+1)	1,449 (+12%)	1mo	$187,460	$129	43

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: 16.0%
• Equity multiple: 1.68×
• Total profit: $22,857
• Equity at exit: $17,877

10-year hold

• IRR: 27.8%
• Equity multiple: 4.03×
• Total profit: $101,715
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$629
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $532

Break-even live

Break-even rent $959

Max offer price $119,900

Occupancy floor 62%

Sensitivity live

Price	-10% $600	-5% $566	+0% $532	+5% $498	+10% $464
Rent	-10% $403	-5% $467	+0% $532	+5% $596	+10% $661
Rate	-1.0pp $592	-0.5pp $562	base $532	+0.5pp $501	+1.0pp $469

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	0.07mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.11mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.15mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.43mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	0.45mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.47mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.50mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.60mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.60mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.61mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.68mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.70mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.73mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.87mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	0.88mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.02mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	1.03mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	3d	9	1.08mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	44d	3	1.08mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.14mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	1.17mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	44d	1	1.19mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.27mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	1.33mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	1.35mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	24d	1	1.44mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.45mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $119,900 Active 56 DOM
2. 2026-06-19
   status $119,900 Active 53 DOM
3. 2026-04-15
   status Pending
4. 2026-04-08
   historical Active Under Contract
5. 2026-03-13
   status Active
6. 2026-02-25
   historical Active Under Contract
7. 2026-02-18
   listed $119,900 Active
8. 2026-01-07
   historical
9. 2026-01-03
   historical
10. 2026-01-03
    historical
11. 2025-12-29
    historical Active Under Contract
12. 2025-10-20
    price $124,900
13. 2025-09-23
    listed $129,900 Active
14. 2014-04-14
    soldstatus $57,900
15. 2014-04-11
    soldstatus $27,000 620-char remark

    Show marketing remark (620 chars)

    CLASSIC 3/4 BEDROOM, 1 BATH 18TH WARD COLONIAL WITH GOOD POTENTIAL * SOME FRESH PAINT & TLC WILL GO ALONG WAY HERE * FEATURES INCLUDE NEW RHEEM HIGH EFFICIENCY FURNACE IN JANUARY 2014, HOT WATER HEATER APPROX. 6 YRS YOUNG, GLASS BLOCK WINDOWS, MOSTLY THERMOPANE WINDOWS * GRACIOUS FOYER ENTRY, NEWER LAMINATE FLOORING IN LIVING & DINING ROOMS, ENCLOSED FRONT PORCH, FULL PRIVACY FENCED YARD WITH DECK, WASHER, DRYER, STOVE, REFRIGERATOR INCLUDED TOO! WALKUP ATTIC THAT IS BEGGING TO BE FINISHED! GREAT HOME FOR INVESTOR OR OWNER OCCUPANT! THINKING ABOUT BUYING 1ST HOME?WHY RENT WHEN YOU CAN OWN FOR LESS?

16. 2014-03-04
    listed $37,471 620-char remark

    Show marketing remark (620 chars)

    CLASSIC 3/4 BEDROOM, 1 BATH 18TH WARD COLONIAL WITH GOOD POTENTIAL * SOME FRESH PAINT & TLC WILL GO ALONG WAY HERE * FEATURES INCLUDE NEW RHEEM HIGH EFFICIENCY FURNACE IN JANUARY 2014, HOT WATER HEATER APPROX. 6 YRS YOUNG, GLASS BLOCK WINDOWS, MOSTLY THERMOPANE WINDOWS * GRACIOUS FOYER ENTRY, NEWER LAMINATE FLOORING IN LIVING & DINING ROOMS, ENCLOSED FRONT PORCH, FULL PRIVACY FENCED YARD WITH DECK, WASHER, DRYER, STOVE, REFRIGERATOR INCLUDED TOO! WALKUP ATTIC THAT IS BEGGING TO BE FINISHED! GREAT HOME FOR INVESTOR OR OWNER OCCUPANT! THINKING ABOUT BUYING 1ST HOME?WHY RENT WHEN YOU CAN OWN FOR LESS?

17. 2000-05-01
    soldstatus $10,000
18. 2000-02-15
    soldstatus $41,133

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$540/yr (+$45/mo · 57.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $19,587
• − Mortgage interest: −$6,716
• − Property taxes: −$946
• − Insurance: −$600
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,488
• Taxable income: $4,703
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $5,254/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

+191.5% since first listed

16 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-04-08 Contingent — UNYREIS
• 2026-03-13 Relisted — UNYREIS
• 2026-02-25 Contingent — UNYREIS
• 2026-02-18 Listed $119,900 UNYREIS
• 2026-01-07 Listing Removed — UNYREIS
• 2026-01-03 Listing Removed — UNYREIS
• 2026-01-03 Listing Removed — UNYREIS
• 2025-12-29 Contingent — UNYREIS
• 2025-10-20 Price Changed $124,900 UNYREIS
• 2025-09-23 Listed $129,900 UNYREIS
• 2014-04-14 Sold (Public Records) $57,900 Public Records
• 2014-04-11 Sold (MLS) $27,000 UNYREIS
• 2014-03-04 Listed $37,471 UNYREIS
• 2000-05-01 Sold (Public Records) $10,000 Public Records
• 2000-02-15 Sold (Public Records) $41,133 Public Records

Property tax history

+6.2%/yr

Latest (2025): $946 · +0.0% YoY. Source: county tax records.