29 Edgeland St · Rochester, NY 14609

$149,900

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 7 Days on market

Built 1926 4,400 sqft lot $110/sqft · 27% below area Est $205k · 27% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• 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

Calling All Rehabbers! Restore, Rebuild, and Reimagine! This single-family home was impacted by an electrical fire in the the attic and is in need of rehabilitation—but for the right buyer, the potential is undeniable. Whether you're an experienced investor, contractor, or visionary homeowner, this property offers the chance to transform a damaged structure into something truly special. Inside, the original layout remains intact, offering generously sized rooms and classic character ready to be revived. The home’s footprint provides a strong foundation for renovation, with flexibility to update or reconfigure to suit your vision. Set directly in the City of Rochester, this property offers easy access to local amenities, parks, and major routes. If you’ve been looking for a project and you're not afraid to bring your tools, your contractor, and your creativity—this could be the opportunity you’ve been waiting for! Property to be sold in as-is condition. Cash or rehab financing only.

Key facts

• Quartz countertops
• Updated kitchen
• Renovated colonial

Tags

• RENOVATED COLONIAL
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• SOFT CLOSE WHITE CABINETS
• CERAMIC SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Cable available; Electricity available and connected (circuit breakers); High speed internet available; Public water connected; Sewer connected
• Home design: 2 stories; Resale property
• Construction: Aluminum siding; Vinyl siding; Asphalt architectural shingle roof; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Partial fence; Covered porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Quartz counters; Eat-in kitchen
• Bedrooms: Total rooms: 6
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Quartz counters; Natural woodwork; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1926 — 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: 1.11% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $205,123
• List price: $149,900
• Delta: -26.92%
• 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
230 Laurelton Rd	0.40mi	3/1.5	1,362 (-0%)	1mo	$289,000	$212	78
23 Martinot Ave	0.31mi	3/1.0	1,292 (-5%)	1mo	$255,000	$197	76
204 Salisbury St	0.23mi	4/1.5 (+1)	1,449 (+6%)	1mo	$187,460	$129	71
85 Culver Pkwy	0.42mi	3/1.5	1,298 (-5%)	1mo	$287,500	$221	70
34 Woodrow Ave	0.48mi	3/1.5	1,406 (+3%)	1mo	$275,000	$196	70
281 Ellison St	0.39mi	4/3.0 (+1)	1,350 (-1%)	0mo	$184,000	$136	67
265 Springfield Ave	0.35mi	4/1.5 (+1)	1,268 (-7%)	0mo	$200,000	$158	64
363 Melville St	0.39mi	4/1.0 (+1)	1,500 (+10%)	1mo	$175,000	$117	59
1824 Clifford Ave	0.46mi	3/1.0	1,188 (-13%)	2mo	$62,500	$53	56
515 Shelford Rd	0.74mi	2/2.0 (-1)	1,304 (-4%)	1mo	$245,000	$188	48
30 Newcomb St	0.73mi	3/2.0	1,502 (+10%)	1mo	$70,000	$47	44
865 N Goodman St	0.72mi	4/1.5 (+1)	1,245 (-9%)	2mo	$76,000	$61	44

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $7,104
• Equity at exit: $22,351

10-year hold

• IRR: 17.6%
• Equity multiple: 2.77×
• Total profit: $74,423
• Equity at exit: $12,961

Cash invested: $41,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$786
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $359

Break-even live

Break-even rent $1,206

Max offer price $149,900

Occupancy floor 73%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.28mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.35mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	13d	1	0.36mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.39mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.41mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.44mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.47mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.60mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.65mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.65mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.70mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.75mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.78mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.78mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.78mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.79mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.79mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.92mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.99mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.13mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.15mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	1.23mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.25mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.26mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	13d	1	1.32mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	1.36mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.38mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	1.41mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	1.44mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.45mi

Listing history 6 events

1. 2026-05-13
   listed $149,900 Active 1163-char remark
2. 2025-10-22
   soldstatus $80,000 Closed 1029-char remark

   Show marketing remark (1029 chars)

   Calling All Rehabbers! Restore, Rebuild, and Reimagine! This single-family home was impacted by an electrical fire in the the attic and is in need of rehabilitation—but for the right buyer, the potential is undeniable. Whether you're an experienced investor, contractor, or visionary homeowner, this property offers the chance to transform a damaged structure into something truly special. Inside, the original layout remains intact, offering generously sized rooms and classic character ready to be revived. The home’s footprint provides a strong foundation for renovation, with flexibility to update or reconfigure to suit your vision. Set directly in the City of Rochester, this property offers easy access to local amenities, parks, and major routes. If you’ve been looking for a project and you're not afraid to bring your tools, your contractor, and your creativity—this could be the opportunity you’ve been waiting for! Property to be sold in as-is condition. Cash or rehab financing only.

3. 2025-10-20
   soldstatus $80,000
4. 2025-08-16
   status Pending 1029-char remark

   Show marketing remark (1029 chars)

   Calling All Rehabbers! Restore, Rebuild, and Reimagine! This single-family home was impacted by an electrical fire in the the attic and is in need of rehabilitation—but for the right buyer, the potential is undeniable. Whether you're an experienced investor, contractor, or visionary homeowner, this property offers the chance to transform a damaged structure into something truly special. Inside, the original layout remains intact, offering generously sized rooms and classic character ready to be revived. The home’s footprint provides a strong foundation for renovation, with flexibility to update or reconfigure to suit your vision. Set directly in the City of Rochester, this property offers easy access to local amenities, parks, and major routes. If you’ve been looking for a project and you're not afraid to bring your tools, your contractor, and your creativity—this could be the opportunity you’ve been waiting for! Property to be sold in as-is condition. Cash or rehab financing only.

5. 2025-08-14
   listed $49,900 Active 1029-char remark

   Show marketing remark (1029 chars)

   Calling All Rehabbers! Restore, Rebuild, and Reimagine! This single-family home was impacted by an electrical fire in the the attic and is in need of rehabilitation—but for the right buyer, the potential is undeniable. Whether you're an experienced investor, contractor, or visionary homeowner, this property offers the chance to transform a damaged structure into something truly special. Inside, the original layout remains intact, offering generously sized rooms and classic character ready to be revived. The home’s footprint provides a strong foundation for renovation, with flexibility to update or reconfigure to suit your vision. Set directly in the City of Rochester, this property offers easy access to local amenities, parks, and major routes. If you’ve been looking for a project and you're not afraid to bring your tools, your contractor, and your creativity—this could be the opportunity you’ve been waiting for! Property to be sold in as-is condition. Cash or rehab financing only.

6. 2002-04-30
   soldstatus $61,000

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$641/yr (+$53/mo · 51.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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: $19,923
• − Mortgage interest: −$8,397
• − Property taxes: −$1,252
• − Insurance: −$750
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,361
• Taxable income: $1,977
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $3,830/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

+145.7% since first listed

7 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $149,900 UNYREIS
• 2025-10-22 Sold (MLS) $80,000 UNYREIS
• 2025-10-20 Sold (Public Records) $80,000 Public Records
• 2025-08-16 Pending — UNYREIS
• 2025-08-14 Listed $49,900 UNYREIS
• 2002-04-30 Sold (Public Records) $61,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,252 · -18.4% YoY. Source: county tax records.