379 Ridgeway Ave · Rochester, NY 14615

$100,000

3 bd · 1.5 ba · 1,310 sqft · SingleFamily public records · 7 Days on market

Built 1920 5,368 sqft lot Est $148k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has so much potential. This home features 3 bedrooms and 1.5 baths. The exterior features vinyl siding. Vinyl thermopane windows throughout. 2 Enclosed porches. Spacious yard that is partially fenced. Partially finished attic. Full unfinished basement for plenty of storage.

Key facts

• Furnace
• Two enclosed porches
• 5,368 sq ft lot

Tags

• FIRST-FLOOR POWDER ROOM
• TWO ENCLOSED PORCHES
• PARTIALLY FINISHED ATTIC
• FULLY FENCED BACKYARD
• 150 AMP ELECTRICAL PANEL
• FURNACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2-story property; Existing (previously built)
• Construction: Aluminum siding; Vinyl siding; Block foundation; Asphalt roof; PEX plumbing
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Fully fenced yard; Rectangular lot; Near public transit; Lot dimensions approximately 33 x 161

Interior

• Kitchen: Gas oven; Gas range; Range hood; Exhaust fan
• Bedrooms: Total rooms: 6 (includes living spaces and foyer)
• Flooring: Hardwood flooring; Laminate flooring; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Thermal windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.8% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 74 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 36% of the median local income ($51k/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 $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~6 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 since 4y 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 $58k; list at $100k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $100,000

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: 1.54% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.24%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $148,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
571 Flower City Park	0.09mi	3/1.5	1,302 (-1%)	4mo	$100,000	$77	91
273 Electric Ave	0.23mi	3/1.5	1,327 (+1%)	3mo	$150,000	$113	85
842 Flower City Park	0.43mi	3/1.5	1,300 (-1%)	1mo	$116,000	$89	78
621 Clay Ave	0.41mi	3/1.5	1,334 (+2%)	0mo	$200,000	$150	77
262 Pullman Ave	0.26mi	4/1.5 (+1)	1,350 (+3%)	4mo	$159,100	$118	74
267 Flower City Park	0.40mi	3/1.0	1,224 (-7%)	5mo	$195,000	$159	64
225 Bryan St	0.68mi	3/1.0	1,315 (+0%)	3mo	$92,000	$70	63
43 Rand St	0.28mi	2/1.0 (-1)	1,156 (-12%)	1mo	$110,000	$95	60
533 Augustine St	0.61mi	3/1.0	1,262 (-4%)	5mo	$181,000	$143	59
45 W Ridge Rd	0.66mi	3/1.5	1,384 (+6%)	5mo	$210,000	$152	56
84 Mayflower St	0.64mi	4/1.0 (+1)	1,166 (-11%)	2mo	$130,000	$111	44
241 Lark St	0.69mi	2/1.0 (-1)	1,490 (+14%)	4mo	$150,000	$101	34

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $18,344
• Equity at exit: $14,910

10-year hold

• IRR: 24.9%
• Equity multiple: 3.16×
• Total profit: $60,503
• Equity at exit: $8,646

Cash invested: $28,000 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$524
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $542

Break-even live

Break-even rent $858

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.25mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.30mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	0.38mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.43mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	0.49mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	0.55mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	0.60mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.82mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	2d	1	1.02mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	1.14mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.25mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.26mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.28mi

Listing history 7 events

1. 2026-06-18
   days on market $100,000 Active 7 DOM
2. 2026-06-17
   days on market $100,000 Active 6 DOM
3. 2026-06-16
   days on market $100,000 Active 5 DOM
4. 2026-06-15
   days on market $100,000 Active 4 DOM
5. 2026-06-13
   days on market $100,000 Active 2 DOM
6. 2026-06-13
   remarks 486-char remark
7. 2026-06-13
   listed $100,000 Active 1 DOM

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$174/yr (+$15/mo · 13.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,533
• − Mortgage interest: −$5,602
• − Property taxes: −$1,342
• − Insurance: −$500
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,909
• Taxable income: $5,215
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $5,255/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

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: ▼ -31.81%
• Current HPI: 240.6896
• 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

+277.4% since first listed

9 events — show timeline

• 2026-06-11 Listed $100,000 UNYREIS
• 2022-08-11 Sold (Public Records) $58,000 Public Records
• 2022-08-11 Sold (MLS) $58,000 UNYREIS
• 2022-06-24 Pending — UNYREIS
• 2022-06-15 Price Changed $59,900 UNYREIS
• 2022-05-16 Price Changed $69,900 UNYREIS
• 2022-04-15 Listed $79,900 UNYREIS
• 2006-03-15 Sold (Public Records) $48,500 Public Records
• 1995-03-10 Sold (Public Records) $26,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,342 · -5.0% YoY. Source: county tax records.