319 Windsor Rd · Rochester, NY 14612

$219,900

4 bd · 2.5 ba · 1,500 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.30 ac lot Est $266k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Character abounds with this lovingly cared-for, one family owned 4 bedroom home! Pull up and notice the WONDERFUL curb appeal. Enter through the enclosed breezeway into in eat-in kitchen. GORGEOUS hardwood floors in the livingroom that continue into the two large bedrooms on the first floor. Cozy up to the gas fireplace on those cold nights. A full bath completes the first floor. Heading upstairs, you will find two more bedrooms, a full bath and an unfinished space above the garage that has limitless possibilities! Plenty of storage in the full basement. Roof, Windows & Hot Water Tank 2012, Furnace & Central AC 2008. Everdri system in the basement! Large backyard! All you have to do is move right in and make it your own. Delayed negotiations Monday, 10/4 at 6 PM. This is an amazing opportunity. Welcome HOME!

Key facts

• Hot water tank
• New furnace
• Large yard

Tags

• ENCLOSED BREEZEWAY
• BRIGHT EAT-IN KITCHEN
• NEW FURNACE
• HOT WATER TANK
• LARGE YARD
• UNFINISHED SPACE ABOVE GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Aluminum siding; Copper plumbing; Asphalt shingle roof; Block foundation; Existing (previously built) structure
• Exterior features: Concrete driveway; Enclosed porch; Porch; Rectangular residential lot; City street frontage; Lot dimensions approximately 75 x 175

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Disposal; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Main level primary; Full basement with sump pump; One fireplace
• Laundry & utility: Washer and dryer in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-34 ($-411/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (3.4% below list).
• Recommended offer: $212k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 129 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $132k; list at $220k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,462 (3.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $265,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Sandalwood Dr	0.55mi	4/2.0	1,432 (-4%)	1mo	$253,000	$177	64
95 Ripplewood Dr	0.49mi	4/2.0	1,400 (-7%)	2mo	$290,000	$207	62
211 Pebbleview Dr	0.65mi	3/1.5 (-1)	1,496 (-0%)	1mo	$260,000	$174	60
126 Marwood Rd	0.34mi	4/2.0	1,299 (-13%)	2mo	$270,000	$208	58
966 Latta Rd	0.49mi	3/1.5 (-1)	1,440 (-4%)	5mo	$260,000	$181	58
416 Lake Meadow Dr	0.67mi	4/1.5	1,480 (-1%)	7mo	$237,000	$160	57
497 Hampton Blvd	0.26mi	3/1.0 (-1)	1,296 (-14%)	7mo	$224,000	$173	48
1060 Latta Rd	0.60mi	4/1.5	1,632 (+9%)	7mo	$267,500	$164	47
80 Ripplewood Dr	0.48mi	3/1.5 (-1)	1,308 (-13%)	2mo	$269,000	$206	46
83 Dohrcrest Dr	0.39mi	3/2.0 (-1)	1,284 (-14%)	8mo	$225,000	$175	44
311 Chesterfield Dr	0.65mi	4/2.0	1,710 (+14%)	7mo	$250,000	$146	38
48 Skycrest Dr	0.61mi	3/1.5 (-1)	1,288 (-14%)	2mo	$265,000	$206	37

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-32,478
• Equity at exit: $32,788

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-8,138
• Equity at exit: $19,013

Cash invested: $61,572 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$468 /mo · $5,615/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-34

Break-even live

Break-even rent $2,168

Max offer price $213,850

Occupancy floor 97%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	43d	1	0.77mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.81mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	3d	1	1.01mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	1.04mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	43d	1	1.14mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	1.18mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	43d	1	1.30mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	14d	1	1.35mi

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $219,900 Active 1 DOM

ⓘ 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: $5,615 · $468/mo
• Projected year-2 tax: $5,615 · $468/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,495
• − Mortgage interest: −$12,318
• − Property taxes: −$5,615
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$6,397
• Taxable loss: −$4,013
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $552/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 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

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

+100.1% since first listed

6 events — show timeline

• 2026-06-17 Listed $219,900 UNYREIS
• 2021-12-06 Sold (MLS) $132,000 UNYREIS
• 2021-11-30 Sold (Public Records) $132,000 Public Records
• 2021-10-05 Pending — UNYREIS
• 2021-10-05 Contingent — UNYREIS
• 2021-09-30 Listed $109,900 UNYREIS

Property tax history

+8.1%/yr

Latest (2025): $5,615 · +1.9% YoY. Source: county tax records.