142 W Hickory St · East Rochester, NY 14445

$224,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 8 Days on market

Built 1930 4,792 sqft lot $197/sqft · 15% below area Est $264k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.2/15.0
• Cash flow +7.8/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this meticulously maintained village home JUST TWO BLOCKS FROM SCHOOL. The front porch, complete with composite decking, welcomes you into this village gem. This home features beautiful HARDWOOD FLOORS throughout and stunning GUM WOOD TRIM. The entire interior is FRESHLY PAINTED, and you can rest easy knowing the Furnace was replaced in '22, and the roof was a complete tear off in '16, with a transferable warranty. Relax in the backyard on your patio with the partially fenced yard or enjoy your coffee on the covered front porch. There is nothing for you to do but unpack your bags. Just minutes from 490, Wegmans and Shopping. Quick close available. Showings begin Wednesday morni

Key facts

• Furnace replaced
• Front porch
• Composite decking

Tags

• FRONT PORCH
• COMPOSITE DECKING
• HARDWOOD FLOORS
• GUM WOOD TRIM
• FURNACE REPLACED
• ROOF TEAR OFF

Property features AI

Exterior

• Parking: Detached garage with electricity; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Aluminum siding; Asphalt roof; Block foundation; Resale property
• Exterior features: Blacktop driveway; Partial fencing; Patio; Covered porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 6 total rooms (includes bedroom count within total rooms)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heating: Electric, Gas, Forced air, Hot water
• Interior features: Ceiling fan(s); Separate/formal dining room; Natural woodwork; Programmable thermostat
• Laundry & utility: Washer and dryer; Laundry area in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (16.9% below list).
• Recommended offer: $180k (20.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 9 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 30% of the median local income ($74k/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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,983 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 10.0

CMA / ARV

• ARV (median comp): $264,463
• List price: $224,900
• Delta: -14.96%
• 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
218 W Ivy St	0.12mi	2/1.5 (-1)	1,114 (-3%)	7mo	$210,000	$189	77
215 Park Dr	0.30mi	3/1.5	1,184 (+4%)	5mo	$115,000	$97	74
112 W Spruce St	0.13mi	4/2.0 (+1)	1,185 (+4%)	6mo	$250,000	$211	74
103 Garfield St	0.38mi	3/1.0	1,179 (+3%)	4mo	$210,000	$178	74
214 W Hickory St	0.09mi	3/1.5	1,283 (+12%)	1mo	$310,000	$242	73
416 W Spruce St	0.41mi	3/1.5	1,104 (-4%)	7mo	$200,000	$181	68
409 W Elm St	0.45mi	2/1.0 (-1)	1,198 (+5%)	6mo	$139,900	$117	61
507 Mckinley St	0.50mi	3/1.0	1,040 (-9%)	2mo	$205,000	$197	60
7 Forest Rd	0.55mi	3/1.5	1,200 (+5%)	6mo	$165,000	$138	59
210 W Elm St	0.23mi	3/1.0	1,302 (+14%)	9mo	$250,000	$192	59
302 Mckinley St	0.52mi	3/1.5	1,200 (+5%)	8mo	$220,000	$183	58
507 Beechwood Dr	0.53mi	3/2.0	1,287 (+12%)	0mo	$326,250	$253	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.17×
• Total profit: $-52,501
• Equity at exit: $33,533

10-year hold

• IRR: -19.7%
• Equity multiple: -0.05×
• Total profit: $-66,015
• Equity at exit: $19,445

Cash invested: $62,972 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$457 /mo · $5,489/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-254

Break-even live

Break-even rent $2,190

Max offer price $179,983

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-191	+0% $-254	+5% $-318	+10% $-382
Rent	-10% $-402	-5% $-328	+0% $-254	+5% $-180	+10% $-107
Rate	-1.0pp $-141	-0.5pp $-197	base $-254	+0.5pp $-313	+1.0pp $-372

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	3d	1	0.16mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	20d	1	0.16mi
214 E Spruce St East Rochester, NY	3.0	1.0	972	$1,750	$1.80	45d	1	0.41mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	24d	1	0.63mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	45d	1	0.64mi
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	11d	1	0.66mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	3d	1	0.80mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	4d	6	1.31mi
16 Terrace Villas Fairport, NY	2.0	1.5	1090	$2,075	$1.90	3d	9	1.41mi

Listing history 1 events

1. 2026-05-12
   listed $224,900 Active 748-char remark

ⓘ 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: $5,489 · $457/mo
• Projected year-2 tax: $5,489 · $457/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 16 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: $22,424
• − Mortgage interest: −$12,598
• − Property taxes: −$5,489
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$6,543
• Taxable loss: −$6,918
• Est. tax savings @ 24.0%: +$1,660
• After-tax cash flow: $-1,391/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• 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

2 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-12 Listed $224,900 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $5,489 · +16.1% YoY. Source: county tax records.