84 Ellicott St · Rochester, NY 14619

$229,900

4 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 18 Days on market

Built 1925 4,305 sqft lot Est $194k · 18% over

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Why this score? — see what drove the F 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 +15.9/30.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hardwood floors, open kitchen, large picture windows, basement, garage and front covered porch. These are just a few features for this 4 bedrooms, 2 bath Colonial with approximately 1,504 SF. Property is in need of repairs. Make an offer today.

Key facts

• Finished basement
• New cabinetry
• Brand new ac

Tags

• BRAND NEW AC
• NEW CABINETRY
• FINISHED BASEMENT
• LOW MAINTENANCE LIVING
• CHARMING STREET
• VIBRANT NEIGHBORHOODS

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story home; Existing (pre-owned) condition
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Partially finished full basement
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: Three full bathrooms; One half bathroom; One bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Kitchen island; Pantry; Main-level primary suite; Programmable thermostat
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $188k (18.3% below list).
• Recommended offer: $188k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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: 48 active listings in the ZIP; 24 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).

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

• It's been on market 18 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $80k; list at $230k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,933 (18.3% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $194,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Ellicott St	0.00mi	3/3.5 (-1)	1,504 (0%)	0mo	$223,000	$148	89
117 Millbank St	0.14mi	4/2.0	1,639 (+9%)	1mo	$173,000	$106	78
43 Stanfield Ter	0.36mi	3/1.0 (-1)	1,526 (+2%)	0mo	$170,000	$111	72
88 Monica St	0.18mi	4/1.0	1,342 (-11%)	2mo	$97,500	$73	68
53 Congress Ave	0.37mi	4/2.0	1,625 (+8%)	2mo	$205,000	$126	68
15 Brookscrest Way	0.53mi	3/2.5 (-1)	1,562 (+4%)	1mo	$329,900	$211	62
1283 Plymouth Ave S	0.54mi	4/2.0	1,621 (+8%)	1mo	$200,000	$123	61
14 Burlington Ave	0.23mi	3/1.5 (-1)	1,721 (+14%)	1mo	$230,000	$134	58
797 Seward St	0.43mi	3/1.5 (-1)	1,336 (-11%)	1mo	$170,000	$127	54
780 Genesee Park Blvd	0.63mi	3/2.5 (-1)	1,420 (-6%)	1mo	$230,000	$162	53
18 Melrose St	0.44mi	4/1.5	1,286 (-14%)	2mo	$180,000	$140	52
316 Ravenwood Ave	0.74mi	3/1.0 (-1)	1,360 (-10%)	1mo	$175,000	$129	40

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-30,398
• Equity at exit: $34,279

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-17,928
• Equity at exit: $19,878

Cash invested: $64,372 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $109

Break-even live

Break-even rent $1,741

Max offer price $229,900

Occupancy floor 89%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.15mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.23mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.23mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.26mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.30mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	0.33mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.35mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	0.42mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.42mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.56mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	0.64mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.70mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.72mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	0.82mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	0.91mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	0.96mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.05mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.10mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.10mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.11mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.19mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	1.37mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.47mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	1.48mi

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   price $229,900
3. 2026-04-09
   listed $234,900 Active
4. 2025-12-28
   historical
5. 2025-09-23
   price $234,900
6. 2025-07-28
   listed $209,900 Active
7. 2021-06-16
   soldstatus $80,500 Closed Sale or Rented 244-char remark

   Show marketing remark (244 chars)

   Hardwood floors, open kitchen, large picture windows, basement, garage and front covered porch. These are just a few features for this 4 bedrooms, 2 bath Colonial with approximately 1,504 SF. Property is in need of repairs. Make an offer today.

8. 2021-05-23
   status Pending Sale 244-char remark

   Show marketing remark (244 chars)

   Hardwood floors, open kitchen, large picture windows, basement, garage and front covered porch. These are just a few features for this 4 bedrooms, 2 bath Colonial with approximately 1,504 SF. Property is in need of repairs. Make an offer today.

9. 2021-04-29
   listed $37,100 Active 244-char remark

   Show marketing remark (244 chars)

   Hardwood floors, open kitchen, large picture windows, basement, garage and front covered porch. These are just a few features for this 4 bedrooms, 2 bath Colonial with approximately 1,504 SF. Property is in need of repairs. Make an offer today.

10. 2000-06-19
    soldstatus $47,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $2,387 · $199/mo
• Expected delta: +$1,499/yr (+$125/mo · 168.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $22,552
• − Mortgage interest: −$12,878
• − Property taxes: −$888
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,688
• Taxable loss: −$2,660
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,949/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+389.1% since first listed

10 events — show timeline

• 2026-04-27 Pending — UNYREIS
• 2026-04-20 Price Changed $229,900 UNYREIS
• 2026-04-09 Listed $234,900 UNYREIS
• 2025-12-28 Listing Removed — UNYREIS
• 2025-09-23 Price Changed $234,900 UNYREIS
• 2025-07-28 Listed $209,900 UNYREIS
• 2021-06-16 Sold (MLS) $80,500 UNYREIS
• 2021-05-23 Pending — UNYREIS
• 2021-04-29 Listed $37,100 UNYREIS
• 2000-06-19 Sold (Public Records) $47,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $888 · +0.0% YoY. Source: county tax records.