84 Marion St · Rochester, NY 14610

$249,900

4 bd · 1.5 ba · 1,762 sqft · SingleFamily public records · 6 Days on market

Built 1920 9,538 sqft lot $142/sqft · 16% below area Est $296k · 16% under

---

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 +17.5/30.0
• ARV discount +14.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• 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

Completely remodeled 3 Bedroom Colonial In the North Winton Village w/ possible 4th bedroom in large attic. Many new updates throughout including: Newer Architectural roof, High Efficient furnace 09, Central air, newer whole house plumbing, hot water tank June 2020, Newer electrical panel/service, exterior paint June 2020, remodeled maple kitchen w/ stainless steel appliances, whole house insulation, remodeled master & half bath, glass block windows, ect. .. Laundry hook-ups in master bedroom w/ walk-in closet. Sliding glass windows lead to the deck that overlooks the large 240' deep yard. Minutes away from the East Ave Wegmans, Artisan Works, Radio Social and a quick drive to the public market, Village Gate and downtown breweries. Delayed negotiations 7/6 at 5PM.

Key facts

• Enclosed porch
• Maple cabinets
• Ceramic tile floor

Tags

• ENCLOSED PORCH
• LEAD GLASS TRANSOME WINDOW
• HARDWOOD FLOORS
• TRIPLE BOXED BAY WINDOW
• CERAMIC TILE FLOOR
• MAPLE CABINETS

Property features AI

Finance

• Other: Lot is rectangular and near public transit; City street frontage

Exterior

• Parking: Detached garage with garage door opener; 1 garage space
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Wood siding; Asphalt architectural shingle roof; Block foundation; Copper plumbing; Insulated attic/crawl hatchway(s)
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Porch; Partial fencing; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms include living spaces and laundry (7 total rooms)
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Ductless heating; Central air conditioning; Ductless cooling
• Interior features: Attic access; Ceiling fan(s); Cathedral ceilings; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Programmable thermostat; Leaded glass windows; Thermal windows; Sliding doors
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $190 ($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 $224k (10.2% below list).
• Recommended offer: $224k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Rents rising (+2.7%/yr); 85 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $224,334 (10.2% below list)

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: 0.90% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $296,229
• List price: $249,900
• Delta: -15.64%
• 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
60 Arbordale Ave	0.39mi	4/1.5	1,752 (-1%)	12mo	$440,000	$251	71
43 Woodland Park	0.31mi	4/1.5	1,834 (+4%)	11mo	$275,000	$150	70
120 Brookfield Rd	0.35mi	3/1.5 (-1)	1,568 (-11%)	3mo	$340,000	$217	58
183 Corwin Rd	0.72mi	3/1.5 (-1)	1,785 (+1%)	3mo	$490,000	$275	56
1120 Park Ave	0.56mi	4/1.0	1,928 (+9%)	2mo	$363,100	$188	55
262 Beresford Rd	0.47mi	3/2.0 (-1)	1,872 (+6%)	7mo	$375,000	$200	54
48 Arbordale Ave	0.38mi	3/2.5 (-1)	1,550 (-12%)	0mo	$285,000	$184	53
248 Marion St	0.23mi	3/1.5 (-1)	1,504 (-15%)	10mo	$303,300	$202	51
116 Newcroft Park	0.61mi	3/3.0 (-1)	1,652 (-6%)	0mo	$510,000	$309	50
106 Ohio St	0.59mi	3/2.0 (-1)	1,600 (-9%)	2mo	$218,000	$136	49
364 Hillside Ave	0.53mi	3/2.5 (-1)	1,644 (-7%)	8mo	$400,000	$243	48
90 Mayfield St	0.62mi	3/1.0 (-1)	1,544 (-12%)	6mo	$265,000	$172	38

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-29,065
• Equity at exit: $37,261

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-12,506
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $190

Break-even live

Break-even rent $2,003

Max offer price $249,900

Occupancy floor 87%

Sensitivity live

Price	-10% $332	-5% $261	+0% $190	+5% $119	+10% $49
Rent	-10% $13	-5% $102	+0% $190	+5% $279	+10% $367
Rate	-1.0pp $316	-0.5pp $254	base $190	+0.5pp $125	+1.0pp $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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	0.29mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	15d	1	0.83mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.84mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	0.92mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	0.94mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	1.02mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.11mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.25mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	3d	17	1.28mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.31mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.36mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.40mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	1.40mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.46mi

Listing history 12 events

1. 2026-05-13
   listed $249,900 Active 1623-char remark
2. 2020-08-14
   soldstatus $185,000 Closed Sale or Rented 780-char remark

   Show marketing remark (780 chars)

   Completely remodeled 3 Bedroom Colonial In the North Winton Village w/ possible 4th bedroom in large attic. Many new updates throughout including: Newer Architectural roof, High Efficient furnace 09, Central air, newer whole house plumbing, hot water tank June 2020, Newer electrical panel/service, exterior paint June 2020, remodeled maple kitchen w/ stainless steel appliances, whole house insulation, remodeled master & half bath, glass block windows, ect. .. Laundry hook-ups in master bedroom w/ walk-in closet. Sliding glass windows lead to the deck that overlooks the large 240' deep yard. Minutes away from the East Ave Wegmans, Artisan Works, Radio Social and a quick drive to the public market, Village Gate and downtown breweries. Delayed negotiations 7/6 at 5PM.

3. 2020-08-14
   soldstatus $185,000

   Show marketing remark (780 chars)

   Completely remodeled 3 Bedroom Colonial In the North Winton Village w/ possible 4th bedroom in large attic. Many new updates throughout including: Newer Architectural roof, High Efficient furnace 09, Central air, newer whole house plumbing, hot water tank June 2020, Newer electrical panel/service, exterior paint June 2020, remodeled maple kitchen w/ stainless steel appliances, whole house insulation, remodeled master & half bath, glass block windows, ect. .. Laundry hook-ups in master bedroom w/ walk-in closet. Sliding glass windows lead to the deck that overlooks the large 240' deep yard. Minutes away from the East Ave Wegmans, Artisan Works, Radio Social and a quick drive to the public market, Village Gate and downtown breweries. Delayed negotiations 7/6 at 5PM.

4. 2020-08-09
   status Pending Sale 780-char remark

   Show marketing remark (780 chars)

   Completely remodeled 3 Bedroom Colonial In the North Winton Village w/ possible 4th bedroom in large attic. Many new updates throughout including: Newer Architectural roof, High Efficient furnace 09, Central air, newer whole house plumbing, hot water tank June 2020, Newer electrical panel/service, exterior paint June 2020, remodeled maple kitchen w/ stainless steel appliances, whole house insulation, remodeled master & half bath, glass block windows, ect. .. Laundry hook-ups in master bedroom w/ walk-in closet. Sliding glass windows lead to the deck that overlooks the large 240' deep yard. Minutes away from the East Ave Wegmans, Artisan Works, Radio Social and a quick drive to the public market, Village Gate and downtown breweries. Delayed negotiations 7/6 at 5PM.

5. 2020-07-07
   status Under Contract- Do Not Show 780-char remark

   Show marketing remark (780 chars)

   Completely remodeled 3 Bedroom Colonial In the North Winton Village w/ possible 4th bedroom in large attic. Many new updates throughout including: Newer Architectural roof, High Efficient furnace 09, Central air, newer whole house plumbing, hot water tank June 2020, Newer electrical panel/service, exterior paint June 2020, remodeled maple kitchen w/ stainless steel appliances, whole house insulation, remodeled master & half bath, glass block windows, ect. .. Laundry hook-ups in master bedroom w/ walk-in closet. Sliding glass windows lead to the deck that overlooks the large 240' deep yard. Minutes away from the East Ave Wegmans, Artisan Works, Radio Social and a quick drive to the public market, Village Gate and downtown breweries. Delayed negotiations 7/6 at 5PM.

6. 2020-07-01
   listed $149,900 Active 780-char remark

   Show marketing remark (780 chars)

   Completely remodeled 3 Bedroom Colonial In the North Winton Village w/ possible 4th bedroom in large attic. Many new updates throughout including: Newer Architectural roof, High Efficient furnace 09, Central air, newer whole house plumbing, hot water tank June 2020, Newer electrical panel/service, exterior paint June 2020, remodeled maple kitchen w/ stainless steel appliances, whole house insulation, remodeled master & half bath, glass block windows, ect. .. Laundry hook-ups in master bedroom w/ walk-in closet. Sliding glass windows lead to the deck that overlooks the large 240' deep yard. Minutes away from the East Ave Wegmans, Artisan Works, Radio Social and a quick drive to the public market, Village Gate and downtown breweries. Delayed negotiations 7/6 at 5PM.

7. 2010-01-27
   soldstatus $120,000
8. 2010-01-26
   soldstatus $120,000

   Show marketing remark (332 chars)

   This house is completely remodeled from the studs out. Every wall and ceiling is new drywall with new trim and doors. All new in 09'-Roof, HE furnace, H2O, Electrical, Deck, Interior paint, Exterior Paint, Maple Kitchen w/ Stainless Micro and Dishwasher, 2nd floor laundry, Large Master w/ walk in closet. Finished attic. Call Today

9. 2009-11-30
   listed $124,900

   Show marketing remark (332 chars)

   This house is completely remodeled from the studs out. Every wall and ceiling is new drywall with new trim and doors. All new in 09'-Roof, HE furnace, H2O, Electrical, Deck, Interior paint, Exterior Paint, Maple Kitchen w/ Stainless Micro and Dishwasher, 2nd floor laundry, Large Master w/ walk in closet. Finished attic. Call Today

10. 2009-09-29
    soldstatus $52,000
11. 2005-11-18
    soldstatus $56,000
12. 1997-05-06
    soldstatus $46,000

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $3,116 · $260/mo
• Expected delta: +$1,107/yr (+$92/mo · 55.1%)

ⓘ 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 ≥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: $26,920
• − Mortgage interest: −$13,998
• − Property taxes: −$2,009
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$7,270
• Taxable loss: −$1,914
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $2,742/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

+443.3% since first listed

13 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $249,900 UNYREIS
• 2020-08-14 Sold (Public Records) $185,000 Public Records
• 2020-08-14 Sold (MLS) $185,000 UNYREIS
• 2020-08-09 Pending — UNYREIS
• 2020-07-07 Pending — UNYREIS
• 2020-07-01 Listed $149,900 UNYREIS
• 2010-01-27 Sold (Public Records) $120,000 Public Records
• 2010-01-26 Sold (MLS) $120,000 UNYREIS
• 2009-11-30 Listed $124,900 UNYREIS
• 2009-09-29 Sold (Public Records) $52,000 Public Records
• 2005-11-18 Sold (Public Records) $56,000 Public Records
• 1997-05-06 Sold (Public Records) $46,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,009 · -4.0% YoY. Source: county tax records.