195 Lattimore Rd · Rochester, NY 14620

$249,900

3 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 9 Days on market

Built 1951 6,000 sqft lot $176/sqft · 28% below area Est $348k · 28% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

A charming 3-bedroom, 1.5-bath Colonial ideally located within walking distance to Strong Memorial Hospital. Perfect for medical professionals, or as an investment opportunity for student housing. The first floor features a galley-style kitchen, formal dining area, and a cozy living room with a wood-burning fireplace, along with a versatile bonus space ideal for a home office/study or family room, plus a convenient half bath. Upstairs offers three bedrooms, and a full bath. Hardwood floors throughout the home, w possible exception of the kitchen, are present beneath existing vinyl flooring. The basement includes a washer and dryer, along with gym equipment that may convey, if desired. Numer

Key facts

• 6,000 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Attached garage with electric and garage door opener (1-car)
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story home; Existing (previously built)
• Construction: Aluminum siding; Block foundation; Asphalt architectural shingle roof; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Fully fenced yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven/range; Free-standing range; Oven; Refrigerator
• Bedrooms: Three bedrooms (all on second floor)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Separate/formal living room; Living/dining room; Galley kitchen; Window treatments (drapes)
• Laundry & utility: Washer and dryer included; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.6% below list).
• Recommended offer: $216k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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.
• Zoned schools: Anna Murray-Douglass Academy (math 8% / reading 12%, grade F, #2,075 of 2,108 statewide, top 99%, 757 students, 86% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 76 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 42% of the median local income ($62k/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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $250k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,973 (13.6% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.86% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $347,512
• List price: $249,900
• Delta: -28.09%
• 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
190 Lattimore Rd	0.04mi	4/1.5 (+1)	1,350 (-5%)	1mo	$370,000	$274	84
114 Elmerston Rd	0.15mi	3/1.0	1,332 (-6%)	1mo	$372,000	$279	80
57 Rossiter Rd	0.27mi	3/1.0	1,338 (-6%)	5mo	$235,000	$176	72
156 Edgemont Rd	0.20mi	3/1.0	1,342 (-5%)	10mo	$252,000	$188	71
155 Elmerston Rd	0.17mi	3/1.5	1,544 (+9%)	9mo	$245,000	$159	69
30 Raleigh St	0.35mi	3/1.0	1,304 (-8%)	1mo	$323,000	$248	67
50 Redfern Dr	0.32mi	3/2.0	1,312 (-7%)	10mo	$300,000	$229	62
83 Raleigh St	0.28mi	3/2.0	1,581 (+12%)	10mo	$317,000	$201	57
122 E Henrietta Rd	0.42mi	3/2.0	1,231 (-13%)	1mo	$250,000	$203	55
125 Redfern Dr	0.42mi	3/1.5	1,207 (-15%)	8mo	$279,900	$232	49
85 Southland Dr	0.64mi	3/2.0	1,232 (-13%)	8mo	$292,000	$237	40
92 Arvine Hts	0.74mi	4/1.5 (+1)	1,606 (+13%)	10mo	$202,000	$126	29

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-30,306
• Equity at exit: $37,261

10-year hold

• IRR: -5.7%
• Equity multiple: 0.66×
• Total profit: $-23,854
• Equity at exit: $21,607

Cash invested: $69,972 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 76
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $222

Break-even live

Break-even rent $1,879

Max offer price $249,900

Occupancy floor 85%

Sensitivity live

Price	-10% $364	-5% $293	+0% $222	+5% $151	+10% $81
Rent	-10% $52	-5% $137	+0% $222	+5% $307	+10% $393
Rate	-1.0pp $348	-0.5pp $286	base $222	+0.5pp $157	+1.0pp $92

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	16d	1	0.04mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	4d	1	0.20mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	4d	1	0.25mi
1698 Mount Hope Ave Rochester, NY	2.0	1.0	1544	$1,550	$1.00	20d	1	0.26mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	16d	1	0.48mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	4d	5	0.56mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	25d	1	0.68mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	45d	1	0.78mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	4d	1	0.87mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	20d	1	0.89mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	4d	1	0.93mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	1.06mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	16d	1	1.16mi
249 Crittenden Way Unit 0038-6 Rochester, NY	2.0	1.0	930	$1,769	$1.90	45d	1	1.16mi
249 Crittenden Way Unit 0328-3 Rochester, NY	2.0	1.0	900	$1,749	$1.94	4d	1	1.16mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	45d	1	1.19mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	4d	1	1.22mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	4d	1	1.26mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	4d	1	1.31mi
999 E Henrietta Rd Rochester, NY	1.0–2.0	1.0–2.0	930	$1,665	$1.79	4d	1	1.35mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	12d	1	1.42mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	4d	19	1.49mi

Listing history 5 events

1. 2026-05-14
   status Pending 1087-char remark
2. 2026-05-04
   listed $249,900 Active 1087-char remark
3. 2005-05-12
   soldstatus $77,000
4. 1996-08-16
   soldstatus $91,500
5. 1993-10-29
   soldstatus $85,000

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: +$1,695/yr (+$141/mo · 203.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,917
• − Mortgage interest: −$13,998
• − Property taxes: −$833
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$7,270
• Taxable loss: −$1,581
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $3,045/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+194.0% since first listed

5 events — show timeline

• 2026-05-14 Pending — UNYREIS
• 2026-05-04 Listed $249,900 UNYREIS
• 2005-05-12 Sold (Public Records) $77,000 Public Records
• 1996-08-16 Sold (Public Records) $91,500 Public Records
• 1993-10-29 Sold (Public Records) $85,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $833 · -17.5% YoY. Source: county tax records.