185 Central Park · Rochester, NY 14605

$164,900

4 bd · 1.5 ba · 1,380 sqft · SingleFamily public records · 11 Days on market

Built 1995 4,356 sqft lot Est $141k · 17% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 185 Central Park — a beautifully maintained 4-bedroom, 2 full bath home offering the perfect blend of comfort, convenience, and modern updates. Built in 1995, this move-in-ready property features a spacious and functional layout great for growing families! Step inside to find newer flooring throughout, an updated kitchen, and fresh interior paint on the main level, creating a bright and inviting atmosphere. The first-floor primary bedroom provides added convenience and flexibility, while upstairs offers three additional generously sized bedrooms and a second updated full bathroom. Enjoy outdoor living in the fully fenced backyard, while the open front porch is perfect for s

Key facts

• Durable vinyl siding
• Full tear-off roof
• Updated kitchen

Tags

• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• OPEN FRONT PORCH
• FULL TEAR-OFF ROOF
• DURABLE VINYL SIDING

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electrical
• Home design: 2-story house; Existing construction; Faces city street
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch; Porch

Interior

• Kitchen: Gas cooktop; Range hood; Refrigerator; Appliances negotiable; Exhaust fan
• Bedrooms: Main-level bedroom: 1; Second-floor bedrooms: 3
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced air heating; Window air conditioning units
• Interior features: Ceiling fan(s); Eat-in kitchen; Living/dining room; Main level primary; Low threshold shower; Has fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located in basement; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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: 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.
• Zoned schools: School 45-Mary Mcleod Bethune (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 519 students, 95% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 32 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,815/mo this rent would consume 103% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $165k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $164,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $140,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Peters Pl	0.04mi	3/1.5 (-1)	1,380 (0%)	5mo	$210,000	$152	89
155 3rd St	0.23mi	4/1.0	1,392 (+1%)	2mo	$67,500	$48	84
147 5th St	0.34mi	4/1.0	1,289 (-7%)	3mo	$150,000	$116	69
144 Peck St	0.29mi	3/1.5 (-1)	1,264 (-8%)	0mo	$173,000	$137	67
67 Keller St	0.65mi	4/1.0	1,368 (-1%)	5mo	$139,900	$102	62
865 N Goodman St	0.56mi	4/1.5	1,245 (-10%)	2mo	$76,000	$61	56
188 5th St	0.38mi	4/2.0	1,576 (+14%)	3mo	$65,500	$42	54
70 Ferndale Cres	0.59mi	4/2.0	1,478 (+7%)	6mo	$50,000	$34	54
699 N Goodman St	0.48mi	4/2.0	1,548 (+12%)	3mo	$110,000	$71	52
104 Peck St	0.34mi	3/1.5 (-1)	1,200 (-13%)	6mo	$175,000	$146	52
61 Crombie St	0.44mi	5/2.0 (+1)	1,540 (+12%)	2mo	$123,000	$80	52
103 Parsells Ave	0.74mi	3/1.0 (-1)	1,230 (-11%)	6mo	$134,500	$109	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.58×
• Total profit: $26,909
• Equity at exit: $54,806

10-year hold

• IRR: 15.5%
• Equity multiple: 2.84×
• Total profit: $85,070
• Equity at exit: $71,695

Cash invested: $46,172 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$865
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $397

Break-even live

Break-even rent $1,313

Max offer price $164,900

Occupancy floor 73%

Sensitivity live

Price	-10% $490	-5% $443	+0% $397	+5% $350	+10% $303
Rent	-10% $253	-5% $325	+0% $397	+5% $468	+10% $540
Rate	-1.0pp $480	-0.5pp $439	base $397	+0.5pp $354	+1.0pp $310

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	23d	1	0.31mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	0.51mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.56mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	23d	1	0.63mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	23d	1	0.75mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	0.75mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	5d	1	0.86mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	0.87mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	0.91mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	1.02mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.06mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	1.07mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	5d	14	1.10mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	1.13mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	1.23mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	1.33mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	1.35mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	1.38mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	12d	1	1.43mi

Listing history 4 events

1. 2026-06-01
   statusdays on market $164,900 Pending 11 DOM
2. 2026-05-31
   days on market $164,900 Active 10 DOM
3. 2026-05-21
   listed $164,900 Active
4. 2023-03-15
   soldstatus $90,000

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $2,017 · $168/mo
• Expected delta: +$769/yr (+$64/mo · 61.7%)

ⓘ 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 1/10 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: $21,783
• − Mortgage interest: −$9,237
• − Property taxes: −$1,248
• − Insurance: −$824
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$4,797
• Taxable income: $2,191
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $4,233/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 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: ▲ 0.83%
• Current HPI: 207.359
• 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

+83.2% since first listed

2 events — show timeline

• 2026-05-21 Listed $164,900 UNYREIS
• 2023-03-15 Sold (Public Records) $90,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,248 · +0.0% YoY. Source: county tax records.