15 De Mallie St · Rochester, NY 14610

$199,900

3 bd · 1.0 ba · 1,171 sqft · SingleFamily public records · 8 Days on market

Built 1959 6,900 sqft lot Est $212k · 6% 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 +20.0/30.0
• ARV discount +10.1/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• 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

Caring & creative owners have done a wonderful job over the past few years renovating this vintage 1950s Colonial. Sqft is 1,187 per city. All new vinyl siding. New roof. New windows. New A/C. The oak hardwood floors have been freshly refinihsed! The spaces are open and very sunny! There's also a new sliding glass door that leads to a new pressure treated deck. The yard is really nice - and BIG, too. Can you stand it? A really nice quality home in GREAT condition!

Key facts

• Fully fenced
• Attached garage
• Backyard

Tags

• BACKYARD
• FULLY FENCED
• REMODELED DECK
• ATTACHED GARAGE
• EPOXY FLOORING
• TRANSFERRABLE ROOF WARRANTY

Property features AI

Exterior

• Parking: Attached garage; Garage with electricity and automatic door opener; 1 garage space
• Security: Owned security system; Full yard fencing
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story house; Existing construction
• Construction: Asphalt roof; Vinyl siding; Copper plumbing; Block foundation; Attic/crawl hatchway(s) insulated; Built (existing)
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Shed(s) / storage; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Convection oven; Free-standing range; Gas cooktop; Gas oven; Gas range; Range hood; Oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Ceramic tile; Hardwood; Tile; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Dining area; Entrance foyer; Separate/formal living room; Open living/dining room; Pantry; Sliding glass doors; Solid surface counters; Natural woodwork; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $244 ($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 $187k (6.4% below list).
• Recommended offer: $187k (6.4% below list) — sets the bar for 1% rule.

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: School 28-Henry Hudson (math 12% / reading 27%, grade F, #1,992 of 2,108 statewide, top 95%, 616 students, 93% 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 (+2.7%/yr); 85 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $6k 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.
• 2 sale attempts since 16y 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 $92k; list at $200k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,114 (6.4% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.94% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $211,951
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Van Bergh Ave	0.03mi	3/1.0	1,144 (-2%)	2mo	$200,000	$175	93
115 Allandale Ave	0.15mi	3/1.0	1,248 (+7%)	1mo	$248,000	$199	81
36 Allandale Ave	0.08mi	3/2.0	1,221 (+4%)	6mo	$198,000	$162	80
970 Atlantic Ave	0.26mi	3/1.0	1,249 (+7%)	2mo	$210,000	$168	75
101 Kansas St	0.40mi	3/1.5	1,182 (+1%)	4mo	$185,000	$157	74
94 Delray Rd	0.44mi	3/1.5	1,222 (+4%)	0mo	$300,000	$245	70
198 Illinois St	0.45mi	3/1.0	1,103 (-6%)	4mo	$200,000	$181	66
139 Carling Rd	0.41mi	3/1.0	1,283 (+10%)	2mo	$275,000	$214	63
200 Wisconsin St	0.48mi	4/2.0 (+1)	1,120 (-4%)	5mo	$215,000	$192	58
49 Leighton Ave	0.66mi	3/1.5	1,305 (+11%)	4mo	$160,000	$123	45
142 Hillside Ave	0.74mi	3/1.5	1,327 (+13%)	1mo	$335,000	$252	41
46 Crouch St	0.64mi	2/1.0 (-1)	1,344 (+15%)	4mo	$118,000	$88	37

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,430
• Equity at exit: $29,806

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,447
• Equity at exit: $17,284

Cash invested: $55,972 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $244

Break-even live

Break-even rent $1,562

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $357	-5% $301	+0% $244	+5% $188	+10% $131
Rent	-10% $96	-5% $170	+0% $244	+5% $318	+10% $392
Rate	-1.0pp $345	-0.5pp $295	base $244	+0.5pp $192	+1.0pp $140

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	45d	1	0.28mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	4d	1	0.43mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.47mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	4d	22	0.48mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	12d	1	0.66mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	23d	1	0.67mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	4d	1	0.69mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	12d	1	0.69mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	4d	1	0.76mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	0.85mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.86mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	0.87mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	5d	1	0.93mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	25d	1	0.93mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	45d	1	0.93mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	5d	1	0.94mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	25d	1	0.96mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	1.00mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	5d	1	1.02mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	5d	1	1.03mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	23d	1	1.05mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	45d	1	1.05mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	12d	1	1.05mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	1.13mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	1.22mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	45d	1	1.26mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	45d	1	1.26mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	1.28mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	45d	1	1.30mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	20d	1	1.39mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	1.39mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	5d	3	1.40mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	5d	1	1.41mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	1.44mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	4d	1	1.44mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	12d	1	1.45mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	4d	1	1.45mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	4d	1	1.48mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	1.49mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $199,900 Pending 8 DOM
2. 2026-06-05
   statusdays on market $199,900 Active Under Contract 7 DOM
3. 2026-06-03
   days on market $199,900 Active 6 DOM
4. 2026-06-03
   days on market $199,900 Active 5 DOM
5. 2026-06-01
   days on market $199,900 Active 4 DOM
6. 2026-05-31
   days on market $199,900 Active 3 DOM
7. 2026-05-28
   listed $199,900 Active
8. 2010-04-30
   soldstatus $92,000
9. 2010-04-29
   soldstatus $92,000 474-char remark

   Show marketing remark (474 chars)

   Caring & creative owners have done a wonderful job over the past few years renovating this vintage 1950s Colonial. Sqft is 1,187 per city. All new vinyl siding. New roof. New windows. New A/C. The oak hardwood floors have been freshly refinihsed! The spaces are open and very sunny! There's also a new sliding glass door that leads to a new pressure treated deck. The yard is really nice - and BIG, too. Can you stand it? A really nice quality home in GREAT condition!

10. 2010-03-12
    listed $94,900 474-char remark

    Show marketing remark (474 chars)

    Caring & creative owners have done a wonderful job over the past few years renovating this vintage 1950s Colonial. Sqft is 1,187 per city. All new vinyl siding. New roof. New windows. New A/C. The oak hardwood floors have been freshly refinihsed! The spaces are open and very sunny! There's also a new sliding glass door that leads to a new pressure treated deck. The yard is really nice - and BIG, too. Can you stand it? A really nice quality home in GREAT condition!

11. 2001-07-12
    soldstatus $70,000

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $2,304 · $192/mo
• Expected delta: +$1,074/yr (+$90/mo · 87.4%)

ⓘ 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 2/10 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: $22,454
• − Mortgage interest: −$11,198
• − Property taxes: −$1,230
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,815
• Taxable loss: −$381
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $3,021/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

+185.6% since first listed

5 events — show timeline

• 2026-05-28 Listed $199,900 UNYREIS
• 2010-04-30 Sold (Public Records) $92,000 Public Records
• 2010-04-29 Sold (MLS) $92,000 UNYREIS
• 2010-03-12 Listed $94,900 UNYREIS
• 2001-07-12 Sold (Public Records) $70,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,230 · +0.0% YoY. Source: county tax records.