210 Roycroft Dr · Rochester, NY 14621

$134,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 7 Days on market

Built 1920 2,613 sqft lot $102/sqft · 28% above area Est $105k · 28% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! 3 bed 1 bath two-story home with heated bonus space in the attic. The interior features authentic hardwoods, new drywall, fresh paint throughout, new flooring, and a relaxing front porch. Kitchen with new cabinets, tile backsplash, large single-bay sink, new stainless appliances, and butcher block countertops with formal dining room. 3 second floor bedrooms and 1 bathroom that have all been completely renovated. Mechanically the house features new vinyl thermal windows, new doors, glass block windows, and vinyl exterior siding. Hookups for W/ D in basement. 5 minutes to Tops and close to the Public Market/downtown.

Key facts

• 2,613 sq ft lot
• Built 1920
• Listed 7 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story existing building; Block foundation
• Construction: Vinyl siding; PEX plumbing; Asphalt shingle roof; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Fully fenced yard; Fence; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Microwave; Oven; Refrigerator; Gas water heater
• Bedrooms: Includes multiple rooms; total of 7 rooms (specific bedroom counts not provided)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Forced air; Circuit breaker electric panel
• Interior features: Attic; Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Thermal windows
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).

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 (+8.9%/yr); 114 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,499/mo this rent would consume 51% of the median local household income ($35k/yr) (locally 2756% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 8.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.

Risks & watch-outs

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

Recommended offer $134,900

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: 1.11% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $105,253
• List price: $134,900
• Delta: 28.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1295 North Street St	0.15mi	3/1.5	1,347 (+2%)	2mo	$70,000	$52	86
207 Herald St	0.16mi	3/2.0	1,288 (-2%)	1mo	$60,000	$47	84
1271 North St	0.13mi	4/1.5 (+1)	1,276 (-3%)	2mo	$128,900	$101	80
235 Ernst St	0.07mi	3/1.5	1,164 (-12%)	2mo	$170,000	$146	73
73 Kosciusko St	0.31mi	3/1.0	1,470 (+11%)	2mo	$55,000	$37	65
116 Barberry	0.25mi	4/2.0 (+1)	1,220 (-8%)	2mo	$175,000	$143	65
56 Northlane Dr	0.45mi	2/1.5 (-1)	1,232 (-7%)	2mo	$90,142	$73	59
623 Avenue D	0.68mi	3/1.0	1,254 (-5%)	2mo	$70,000	$56	58
227 Newcomb St	0.70mi	3/2.0	1,372 (+4%)	1mo	$225,000	$164	56
82 Kosciusko St	0.32mi	4/1.0 (+1)	1,137 (-14%)	3mo	$174,000	$153	55
34 Zygment St	0.60mi	3/1.0	1,137 (-14%)	2mo	$182,000	$160	47
749 Avenue D	0.50mi	4/1.5 (+1)	1,508 (+14%)	1mo	$80,000	$53	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.23×
• Total profit: $8,515
• Equity at exit: $20,114

10-year hold

• IRR: 18.8%
• Equity multiple: 2.91×
• Total profit: $72,268
• Equity at exit: $11,664

Cash invested: $37,772 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$707
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $353

Break-even live

Break-even rent $1,052

Max offer price $134,900

Occupancy floor 71%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.06mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.26mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	0.26mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	0.27mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.37mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.40mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.42mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.43mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.58mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.58mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.76mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.83mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	0.92mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.95mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.98mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.00mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.04mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	1.10mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.18mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	1.19mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.25mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	1.42mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.42mi

Listing history 14 events

1. 2026-05-13
   status Pending 966-char remark
2. 2026-05-06
   listed $134,900 Active 966-char remark
3. 2023-05-16
   soldstatus $125,000
4. 2023-05-15
   soldstatus $125,000 Closed Sale or Rented 637-char remark

   Show marketing remark (637 chars)

   Move-in ready! 3 bed 1 bath two-story home with heated bonus space in the attic. The interior features authentic hardwoods, new drywall, fresh paint throughout, new flooring, and a relaxing front porch. Kitchen with new cabinets, tile backsplash, large single-bay sink, new stainless appliances, and butcher block countertops with formal dining room. 3 second floor bedrooms and 1 bathroom that have all been completely renovated. Mechanically the house features new vinyl thermal windows, new doors, glass block windows, and vinyl exterior siding. Hookups for W/ D in basement. 5 minutes to Tops and close to the Public Market/downtown.

5. 2023-03-11
   status Under Contract- Do Not Show 637-char remark

   Show marketing remark (637 chars)

   Move-in ready! 3 bed 1 bath two-story home with heated bonus space in the attic. The interior features authentic hardwoods, new drywall, fresh paint throughout, new flooring, and a relaxing front porch. Kitchen with new cabinets, tile backsplash, large single-bay sink, new stainless appliances, and butcher block countertops with formal dining room. 3 second floor bedrooms and 1 bathroom that have all been completely renovated. Mechanically the house features new vinyl thermal windows, new doors, glass block windows, and vinyl exterior siding. Hookups for W/ D in basement. 5 minutes to Tops and close to the Public Market/downtown.

6. 2023-03-06
   price $109,900 637-char remark

   Show marketing remark (637 chars)

   Move-in ready! 3 bed 1 bath two-story home with heated bonus space in the attic. The interior features authentic hardwoods, new drywall, fresh paint throughout, new flooring, and a relaxing front porch. Kitchen with new cabinets, tile backsplash, large single-bay sink, new stainless appliances, and butcher block countertops with formal dining room. 3 second floor bedrooms and 1 bathroom that have all been completely renovated. Mechanically the house features new vinyl thermal windows, new doors, glass block windows, and vinyl exterior siding. Hookups for W/ D in basement. 5 minutes to Tops and close to the Public Market/downtown.

7. 2023-02-10
   price $119,800 637-char remark

   Show marketing remark (637 chars)

   Move-in ready! 3 bed 1 bath two-story home with heated bonus space in the attic. The interior features authentic hardwoods, new drywall, fresh paint throughout, new flooring, and a relaxing front porch. Kitchen with new cabinets, tile backsplash, large single-bay sink, new stainless appliances, and butcher block countertops with formal dining room. 3 second floor bedrooms and 1 bathroom that have all been completely renovated. Mechanically the house features new vinyl thermal windows, new doors, glass block windows, and vinyl exterior siding. Hookups for W/ D in basement. 5 minutes to Tops and close to the Public Market/downtown.

8. 2023-02-02
   price $124,400 637-char remark

   Show marketing remark (637 chars)

   Move-in ready! 3 bed 1 bath two-story home with heated bonus space in the attic. The interior features authentic hardwoods, new drywall, fresh paint throughout, new flooring, and a relaxing front porch. Kitchen with new cabinets, tile backsplash, large single-bay sink, new stainless appliances, and butcher block countertops with formal dining room. 3 second floor bedrooms and 1 bathroom that have all been completely renovated. Mechanically the house features new vinyl thermal windows, new doors, glass block windows, and vinyl exterior siding. Hookups for W/ D in basement. 5 minutes to Tops and close to the Public Market/downtown.

9. 2023-01-26
   listed $109,900 Active 637-char remark

   Show marketing remark (637 chars)

   Move-in ready! 3 bed 1 bath two-story home with heated bonus space in the attic. The interior features authentic hardwoods, new drywall, fresh paint throughout, new flooring, and a relaxing front porch. Kitchen with new cabinets, tile backsplash, large single-bay sink, new stainless appliances, and butcher block countertops with formal dining room. 3 second floor bedrooms and 1 bathroom that have all been completely renovated. Mechanically the house features new vinyl thermal windows, new doors, glass block windows, and vinyl exterior siding. Hookups for W/ D in basement. 5 minutes to Tops and close to the Public Market/downtown.

10. 2018-09-27
    soldstatus $26,000 Closed Sale or Rented
11. 2018-07-10
    historical Continue to Show- Under Contract
12. 2018-07-01
    listed $28,000 Active
13. 2013-04-17
    soldstatus $13,000
14. 2013-02-28
    listed $11,000

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$736/yr (+$61/mo · 91.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,986
• − Mortgage interest: −$7,556
• − Property taxes: −$807
• − Insurance: −$674
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,924
• Taxable income: $2,146
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,723/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+1126.4% since first listed

14 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-06 Listed $134,900 UNYREIS
• 2023-05-16 Sold (Public Records) $125,000 Public Records
• 2023-05-15 Sold (MLS) $125,000 UNYREIS
• 2023-03-11 Pending — UNYREIS
• 2023-03-06 Price Changed $109,900 UNYREIS
• 2023-02-10 Price Changed $119,800 UNYREIS
• 2023-02-02 Price Changed $124,400 UNYREIS
• 2023-01-26 Listed $109,900 UNYREIS
• 2018-09-27 Sold (MLS) $26,000 UNYREIS
• 2018-07-10 Contingent — UNYREIS
• 2018-07-01 Listed $28,000 UNYREIS
• 2013-04-17 Sold (MLS) $13,000 UNYREIS
• 2013-02-28 Listed $11,000 UNYREIS

Property tax history

+6.3%/yr

Latest (2025): $807 · -3.0% YoY. Source: county tax records.