131 Langford Rd · Rochester, NY 14615

$149,900

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 7 Days on market

Built 1947 6,969 sqft lot Est $196k · 24% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• 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

Charming 2-bedroom ranch layout on a nice level lot, offering easy one-floor living in a convenient location close to shopping, expressways, and an easy commute to the city! Hardwood floors flow through the bedrooms and main living areas. The welcoming entrance foyer separates from the living room with closet. The eat-in kitchen featuring a bay dining area, laminate flooring and classic wood cabinetry. The main bath includes a tub/shower combo, tiled walls and floor. Both bedrooms are nicely sized with hardwood floors. A full walk-up attic provides excellent storage or potential for future finishing. The full basement includes laundry hookups, a workshop bench, and plenty of additional space. Exterior highlights include aluminum siding and a detached garage. Forced-air furnace updated in 2013. Ready for a new homeowner to make it their own! Showings start Thursday 11/20/25 at 9am - offers to be negotiated Tuesday 11/25/25 at 10am.

Key facts

• Easy access
• Eat-in kitchen
• Spacious family room

Tags

• EASY ACCESS
• EAT-IN KITCHEN
• SPACIOUS FAMILY ROOM
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $141k (5.9% below list).
• Recommended offer: $141k (5.9% 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: 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $1k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,023 (5.9% below list)

Questions for the listing agent

1. Built in 1947 — 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: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $195,966
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Langford Rd	0.00mi	3/1.0 (+1)	1,026 (0%)	0mo	$225,000	$219	95
57 Ross St	0.28mi	3/1.0 (+1)	1,052 (+2%)	0mo	$225,000	$214	77
353 Bernice St	0.22mi	2/2.0	990 (-4%)	3mo	$170,000	$172	77
87 Christian Ave	0.14mi	3/1.5 (+1)	1,080 (+5%)	1mo	$219,700	$203	77
77 Lyncrest Dr	0.43mi	2/1.0	1,065 (+4%)	3mo	$147,500	$138	71
41 Maynard St	0.41mi	2/1.0	1,080 (+5%)	2mo	$175,000	$162	70
40 Chad Cir	0.51mi	3/1.0 (+1)	1,088 (+6%)	2mo	$230,000	$211	59
34 Carlisle St	0.38mi	3/1.0 (+1)	1,155 (+13%)	0mo	$183,000	$158	56
46 Maynard St	0.41mi	3/1.0 (+1)	1,152 (+12%)	1mo	$220,000	$191	54
43 Rand St	0.62mi	2/1.0	1,156 (+13%)	1mo	$110,000	$95	50
80 Everett St	0.44mi	3/1.0 (+1)	1,172 (+14%)	4mo	$190,000	$162	48
45 Studley St	0.74mi	3/1.5 (+1)	1,153 (+12%)	3mo	$220,000	$191	35

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,329
• Equity at exit: $22,351

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $6,668
• Equity at exit: $12,961

Cash invested: $41,972 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$786
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $204

Break-even live

Break-even rent $1,152

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	0.30mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	3d	63	0.64mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.74mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	3d	17	0.75mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	0.96mi
391-393 Flower City Park Unit Down Rochester, NY	1.0	1.0	800	$950	$1.19	23d	1	1.00mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.04mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.06mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	1.16mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	1.34mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.38mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.47mi

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $149,900 Active
3. 2025-12-30
   soldstatus $150,000 Closed 950-char remark

   Show marketing remark (950 chars)

   Charming 2-bedroom ranch layout on a nice level lot, offering easy one-floor living in a convenient location close to shopping, expressways, and an easy commute to the city! Hardwood floors flow through the bedrooms and main living areas. The welcoming entrance foyer separates from the living room with closet. The eat-in kitchen featuring a bay dining area, laminate flooring and classic wood cabinetry. The main bath includes a tub/shower combo, tiled walls and floor. Both bedrooms are nicely sized with hardwood floors. A full walk-up attic provides excellent storage or potential for future finishing. The full basement includes laundry hookups, a workshop bench, and plenty of additional space. Exterior highlights include aluminum siding and a detached garage. Forced-air furnace updated in 2013. Ready for a new homeowner to make it their own! Showings start Thursday 11/20/25 at 9am - offers to be negotiated Tuesday 11/25/25 at 10am.

4. 2025-11-26
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Charming 2-bedroom ranch layout on a nice level lot, offering easy one-floor living in a convenient location close to shopping, expressways, and an easy commute to the city! Hardwood floors flow through the bedrooms and main living areas. The welcoming entrance foyer separates from the living room with closet. The eat-in kitchen featuring a bay dining area, laminate flooring and classic wood cabinetry. The main bath includes a tub/shower combo, tiled walls and floor. Both bedrooms are nicely sized with hardwood floors. A full walk-up attic provides excellent storage or potential for future finishing. The full basement includes laundry hookups, a workshop bench, and plenty of additional space. Exterior highlights include aluminum siding and a detached garage. Forced-air furnace updated in 2013. Ready for a new homeowner to make it their own! Showings start Thursday 11/20/25 at 9am - offers to be negotiated Tuesday 11/25/25 at 10am.

5. 2025-11-19
   listed $90,000 Active 950-char remark

   Show marketing remark (950 chars)

   Charming 2-bedroom ranch layout on a nice level lot, offering easy one-floor living in a convenient location close to shopping, expressways, and an easy commute to the city! Hardwood floors flow through the bedrooms and main living areas. The welcoming entrance foyer separates from the living room with closet. The eat-in kitchen featuring a bay dining area, laminate flooring and classic wood cabinetry. The main bath includes a tub/shower combo, tiled walls and floor. Both bedrooms are nicely sized with hardwood floors. A full walk-up attic provides excellent storage or potential for future finishing. The full basement includes laundry hookups, a workshop bench, and plenty of additional space. Exterior highlights include aluminum siding and a detached garage. Forced-air furnace updated in 2013. Ready for a new homeowner to make it their own! Showings start Thursday 11/20/25 at 9am - offers to be negotiated Tuesday 11/25/25 at 10am.

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$900/yr (+$75/mo · 122.6%)

ⓘ 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 · 14 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: $16,923
• − Mortgage interest: −$8,397
• − Property taxes: −$734
• − Insurance: −$750
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$4,361
• Taxable loss: −$26
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,459/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

+66.6% since first listed

5 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-15 Listed $149,900 UNYREIS
• 2025-12-30 Sold (MLS) $150,000 UNYREIS
• 2025-11-26 Pending — UNYREIS
• 2025-11-19 Listed $90,000 UNYREIS

Property tax history

+2.8%/yr

Latest (2025): $734 · +0.0% YoY. Source: county tax records.