409 La Grange Ave Unit UN203 · Rochester, NY 14615

$74,900

1 bd · 1.0 ba · 796 sqft · SingleFamily public records · 7 Days on market

Built 1986 4,278 sqft lot $263/mo HOA · 24% of rent

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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 +22.9/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Condo for Owner Occupant or Investor! Spacious 1 Bedroom with/ study or flex room, family room w/ cathedral ceiling, nice size kitchen, in unit laundry room, large primary bedroom. Easy living at a very affordable price! Delayed negotiations 3/25/26 @ 3PM

Key facts

• $263 HOA
• 2 parking spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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.
• 2 sale attempts since 11y 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 $31k; list at $75k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $74,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.47% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $152,036
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Newbury St	0.16mi	2/1.0 (+1)	891 (+12%)	1mo	$165,000	$185	67
394 Knickerbocker Ave	0.37mi	2/1.0 (+1)	717 (-10%)	2mo	$137,000	$191	60
670 Ridgeway Ave	0.34mi	2/1.5 (+1)	839 (+5%)	19mo	$139,000	$166	52
127 Perinton St	0.38mi	2/1.0 (+1)	720 (-10%)	11mo	$145,000	$201	52

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-3,563
• Equity at exit: $11,168

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $8,364
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$393
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$31
• HOA: −$263
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $132

Break-even live

Break-even rent $936

Max offer price $74,900

Occupancy floor 83%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Ramona Park Rochester, NY	2.0	1.0	624	$893	$1.43	43d	1	0.44mi
1370 Ridgeway Ave Rochester, NY	2.0	1.0	800	$1,250	$1.56	23d	1	0.72mi
1454 Dewey Ave Unit 1 Rochester, NY	—	1.0	550	$800	$1.45	3d	1	0.78mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	0.85mi
391-393 Flower City Park Unit Down Rochester, NY	1.0	1.0	800	$950	$1.19	23d	1	0.93mi
2 Archer St Unit UP Rochester, NY	1.0	1.0	600	$895	$1.49	43d	1	0.98mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	1.00mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,422	$1.90	2d	63	1.00mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	1.07mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,400	$2.02	2d	17	1.09mi
265 Driving Park Ave Unit 25 Rochester, NY	1.0	1.0	605	$1,150	$1.90	43d	1	1.16mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	1.16mi
41 Whitehouse Dr Greece, NY	1.0	1.0	625	$1,622	$2.60	2d	7	1.25mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	3d	1	1.31mi
50 Patriots Lndg Greece, NY	1.0–2.0	1.0	800	$1,080	$1.35	14d	1	1.39mi
221 Susan Ln Rochester, NY	1.0	1.0	615	$1,035	$1.68	43d	1	1.47mi

HOA detail

• Monthly dues: $263 · $3,156/yr

Listing history 8 events

1. 2026-03-27
   status Pending
2. 2026-03-25
   historical Active Under Contract
3. 2026-03-20
   listed $74,900 Active
4. 2022-06-22
   price $950
5. 2016-11-22
   soldstatus $30,800
6. 2016-01-19
   price $32,500
7. 2015-12-12
   price $39,900
8. 2015-10-22
   listed $32,500

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$316/yr (+$26/mo · 49.9%)

ⓘ 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 ≥96°F today · 13 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: $13,246
• − Mortgage interest: −$4,196
• − Property taxes: −$634
• − Insurance: −$374
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − HOA: −$3,156
• − Depreciation: −$2,179
• Taxable income: $588
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $1,446/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

+130.5% since first listed

8 events — show timeline

• 2026-03-27 Pending — UNYREIS
• 2026-03-25 Contingent — UNYREIS
• 2026-03-20 Listed $74,900 UNYREIS
• 2022-06-22 Price Changed $950 RENT.
• 2016-11-22 Sold (Public Records) $30,800 Public Records
• 2016-01-19 Price Changed $32,500 WNYREIS
• 2015-12-12 Price Changed $39,900 WNYREIS
• 2015-10-22 Listed $32,500 UNYREIS

Property tax history

+4.0%/yr

Latest (2025): $634 · +0.0% YoY. Source: county tax records.