57 Floverton St · Rochester, NY 14610

$159,900

2 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 7 Days on market

Built 1920 4,602 sqft lot $144/sqft · 38% below area Est $257k · 38% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOT, HOT, HOT, North Winton Village location! Total charm and character! Hardwood and inlaid floors and gumwood trim! Updated kitchen retains original glass fronted cabinets. Lovely formal dining room. Spacious master bedroom. Enclosed porch and rear patio. Walk up attic. 2 car garage. All replacement windows, recent tear-off roof. Central air! Amazing location! Walk to grocery shopping, post office, Artisan Works, hardware store, Radio Social and more!

Key facts

• 4,602 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing (previously built) structure
• Construction: Cedar siding; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Laundry in basement; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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 (+2.7%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• 3 sale attempts since 14y 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; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1920 — 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: 1.09% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $257,376
• List price: $159,900
• Delta: -37.87%
• 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
110 Hampden Rd	0.15mi	3/1.0 (+1)	1,155 (+4%)	7mo	$198,000	$171	75
34 Van Bergh Ave	0.37mi	3/1.0 (+1)	1,144 (+3%)	2mo	$200,000	$175	70
20 Hampden Rd	0.18mi	3/1.5 (+1)	1,176 (+6%)	6mo	$270,000	$230	69
182 Arbordale Ave	0.43mi	2/1.0	1,048 (-5%)	6mo	$200,000	$191	66
176 Middlesex Rd	0.16mi	3/1.0 (+1)	1,236 (+12%)	6mo	$145,500	$118	63
198 Illinois St	0.69mi	3/1.0 (+1)	1,103 (-0%)	4mo	$200,000	$181	59
94 Delray Rd	0.40mi	3/1.5 (+1)	1,222 (+10%)	0mo	$300,000	$245	57
65 Van Bergh Ave	0.41mi	3/1.0 (+1)	1,200 (+8%)	7mo	$205,000	$171	56
101 Kansas St	0.57mi	3/1.5 (+1)	1,182 (+7%)	4mo	$185,000	$157	52
970 Atlantic Ave	0.44mi	3/1.0 (+1)	1,249 (+13%)	2mo	$210,000	$168	52
115 Allandale Ave	0.49mi	3/1.0 (+1)	1,248 (+13%)	1mo	$248,000	$199	50
36 Allandale Ave	0.42mi	3/2.0 (+1)	1,221 (+10%)	6mo	$198,000	$162	50

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,719
• Equity at exit: $23,842

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $21,768
• Equity at exit: $13,825

Cash invested: $44,772 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$839
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $341

Break-even live

Break-even rent $1,313

Max offer price $159,900

Occupancy floor 75%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	44d	1	0.15mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,397	$2.54	3d	1	0.32mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	3d	22	0.34mi
166 Humboldt St Rochester, NY	1.0	1.0	720	$1,750	$2.43	23d	1	0.47mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	3d	1	0.49mi
102 Colby St Unit 4 Rochester, NY	1.0	1.0	1200	$1,400	$1.17	23d	1	0.54mi
1400 East Ave #515 Rochester, NY	1.0	1.0	825	$2,350	$2.85	44d	1	0.55mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	3d	1	0.58mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	10d	1	0.59mi
2017 E Main St Unit B3 Rochester, NY	1.0	1.0	825	$1,000	$1.21	44d	1	0.60mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.79mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.83mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.84mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.12mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	1.13mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.14mi
651 Park Ave Rochester, NY	1.0	1.0	800	$2,000	$2.50	44d	1	1.15mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	3d	1	1.22mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	23d	1	1.23mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	44d	1	1.23mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	21d	1	1.24mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	44d	1	1.24mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	10d	1	1.24mi
370 Melville St Rochester, NY	1.0	1.0	720	$850	$1.18	3d	1	1.24mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,187	$1.87	3d	17	1.25mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.26mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.27mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	23d	1	1.29mi
420 Harvard St Unit 1 Rochester, NY	1.0	1.0	1300	$1,650	$1.27	14d	1	1.37mi
18 Vick Park B Unit B Rochester, NY	1.0	1.0	950	$1,400	$1.47	44d	1	1.38mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	44d	1	1.38mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.40mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	1.42mi
757 East Ave Rochester, NY	1.0	1.0	700	$1,250	$1.79	44d	1	1.43mi
49 Vick Park a Rochester, NY	1.0	1.0	700	$1,375	$1.96	3d	1	1.46mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	3d	1	1.46mi
737 East Ave Rochester, NY	1.0	2.0	900	$1,350	$1.50	21d	1	1.46mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	1.49mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.50mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	3d	1	1.50mi

Listing history 11 events

1. 2026-05-05
   status Pending 792-char remark
2. 2026-04-29
   price $159,900 792-char remark
3. 2026-04-28
   listed $159,000 Active 792-char remark
4. 2020-06-24
   soldstatus $132,500
5. 2020-06-22
   soldstatus $132,500 Closed Sale or Rented 462-char remark

   Show marketing remark (462 chars)

   HOT, HOT, HOT, North Winton Village location! Total charm and character! Hardwood and inlaid floors and gumwood trim! Updated kitchen retains original glass fronted cabinets. Lovely formal dining room. Spacious master bedroom. Enclosed porch and rear patio. Walk up attic. 2 car garage. All replacement windows, recent tear-off roof. Central air! Amazing location! Walk to grocery shopping, post office, Artisan Works, hardware store, Radio Social and more!

6. 2020-05-18
   status Under Contract- Do Not Show 462-char remark

   Show marketing remark (462 chars)

   HOT, HOT, HOT, North Winton Village location! Total charm and character! Hardwood and inlaid floors and gumwood trim! Updated kitchen retains original glass fronted cabinets. Lovely formal dining room. Spacious master bedroom. Enclosed porch and rear patio. Walk up attic. 2 car garage. All replacement windows, recent tear-off roof. Central air! Amazing location! Walk to grocery shopping, post office, Artisan Works, hardware store, Radio Social and more!

7. 2020-05-01
   listed $135,000 Active 462-char remark

   Show marketing remark (462 chars)

   HOT, HOT, HOT, North Winton Village location! Total charm and character! Hardwood and inlaid floors and gumwood trim! Updated kitchen retains original glass fronted cabinets. Lovely formal dining room. Spacious master bedroom. Enclosed porch and rear patio. Walk up attic. 2 car garage. All replacement windows, recent tear-off roof. Central air! Amazing location! Walk to grocery shopping, post office, Artisan Works, hardware store, Radio Social and more!

8. 2012-07-06
   soldstatus $89,000

   Show marketing remark (629 chars)

   Enjoy this fantastic colonial loaded with character and charm, completely updated throughout. Located in a quiet and safe neighborhood, close to everything:Ellison park, East-Park Ave, Artisan Works, Expressways, Wegmans, Museums. Updates:furnace(ducts cleaned), all thermal windows(high grade), tear off roof, gutters, blown-in insulation everywhere, kit. countertops, sink, faucet and flooring, ext. metal doors, front porch"florida rm". .Bkyd. is very private with 6'hedges and totally fenced in with a driveway gate. Pavered Patio and Perrenials. All appliances are incl. even the new front loaded washer and dryer.

9. 2012-07-02
   soldstatus $89,000
10. 2012-04-15
    listed $89,900

    Show marketing remark (629 chars)

    Enjoy this fantastic colonial loaded with character and charm, completely updated throughout. Located in a quiet and safe neighborhood, close to everything:Ellison park, East-Park Ave, Artisan Works, Expressways, Wegmans, Museums. Updates:furnace(ducts cleaned), all thermal windows(high grade), tear off roof, gutters, blown-in insulation everywhere, kit. countertops, sink, faucet and flooring, ext. metal doors, front porch"florida rm". .Bkyd. is very private with 6'hedges and totally fenced in with a driveway gate. Pavered Patio and Perrenials. All appliances are incl. even the new front loaded washer and dryer.

11. 2002-04-01
    soldstatus $55,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $2,142 · $179/mo
• Expected delta: +$560/yr (+$47/mo · 35.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $20,927
• − Mortgage interest: −$8,957
• − Property taxes: −$1,582
• − Insurance: −$800
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$4,652
• Taxable income: $1,588
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $3,707/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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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 (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+190.7% since first listed

11 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-29 Price Changed $159,900 UNYREIS
• 2026-04-28 Listed $159,000 UNYREIS
• 2020-06-24 Sold (Public Records) $132,500 Public Records
• 2020-06-22 Sold (MLS) $132,500 UNYREIS
• 2020-05-18 Pending — UNYREIS
• 2020-05-01 Listed $135,000 UNYREIS
• 2012-07-06 Sold (MLS) $89,000 UNYREIS
• 2012-07-02 Sold (Public Records) $89,000 Public Records
• 2012-04-15 Listed $89,900 UNYREIS
• 2002-04-01 Sold (Public Records) $55,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,582 · -10.7% YoY. Source: county tax records.