303 Benton St · Rochester, NY 14620

$159,900

2 bd · 1.0 ba · 1,401 sqft · SingleFamily public records · 15 Days on market

Built 1884 3,300 sqft lot Est $244k · 34% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Worthy of restoration and huge Potential! Check the neighborhood comparables and see what this property could be. Large oak kitchen with abundant storage, an island, gas stove, and a stainless steel refrigerator. Nice ceramic tiled floor. Convenient 1st floor laundry right off the kitchen. Bathroom has wainscoting with neutral paint and ceramic tiled floor. -Plenty of nice windows throughout. -Furnace and hot water heater only 1 year old. Property & appliances to be sold "As-Is" condition. COMPLETE THE RENOVATIONS AND WATCH YOUR EQUITY GROW!

Key facts

• Hot water tank
• Furnace
• Conveniently located

Tags

• MAJOR MECHANICAL UPDATES
• FURNACE
• HOT WATER TANK
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

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 (+1.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($62k/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 $5k 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 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1884 — 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: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $243,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Caroline St	0.32mi	2/1.5	1,408 (+0%)	3mo	$250,000	$178	80
521 Benton St	0.30mi	3/1.0 (+1)	1,440 (+3%)	1mo	$250,000	$174	76
24 Goebel Pl	0.28mi	3/2.0 (+1)	1,430 (+2%)	3mo	$248,000	$173	72
185 Caroline St	0.31mi	3/1.0 (+1)	1,334 (-5%)	1mo	$242,005	$181	72
190 Henrietta St	0.30mi	2/2.0	1,494 (+7%)	4mo	$310,000	$207	68
61 Allmeroth St	0.26mi	3/1.0 (+1)	1,289 (-8%)	3mo	$244,000	$189	67
755 Goodman St S	0.11mi	3/1.0 (+1)	1,220 (-13%)	1mo	$153,500	$126	67
110 Field St	0.43mi	3/1.0 (+1)	1,366 (-2%)	6mo	$235,000	$172	66
383 Benton St	0.12mi	3/1.5 (+1)	1,257 (-10%)	5mo	$255,000	$203	66
24 Bloomfield Pl	0.18mi	3/2.0 (+1)	1,241 (-11%)	1mo	$215,000	$173	63
140 Oakland St	0.50mi	2/1.5	1,298 (-7%)	6mo	$185,000	$143	58
106 Field St	0.43mi	1/1.0 (-1)	1,247 (-11%)	6mo	$175,000	$140	52

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-9,551
• Equity at exit: $23,842

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $4,600
• Equity at exit: $13,825

Cash invested: $44,772 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$839
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $305

Break-even live

Break-even rent $1,323

Max offer price $159,900

Occupancy floor 77%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	21d	1	0.13mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	868	$2,506	$2.89	3d	8	0.26mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	10d	1	0.36mi
108 Boardman St Rochester, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	0.36mi
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	23d	1	0.43mi
164 Laburnam Cres Rochester, NY	2.0	2.0	1328	$1,900	$1.43	44d	1	0.45mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	0.45mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	44d	1	0.47mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	23d	1	0.48mi
12 Boardman St Rochester, NY	2.0	1.0	1008	$1,600	$1.59	44d	1	0.49mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	3d	1	0.50mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	21d	1	0.55mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	3d	1	0.55mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	21d	1	0.56mi
19-21 Cornell St Rochester, NY	2.0	1.0	900	$1,250	$1.39	23d	1	0.58mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	0.60mi
965 Monroe Ave Rochester, NY	2.0	1.0	1335	$1,800	$1.35	3d	1	0.61mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	44d	1	0.62mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	10d	1	0.62mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	3d	1	0.62mi
209 Gregory St Rochester, NY	1.0	1.0	1000	$1,250	$1.25	44d	1	0.64mi
450 Oxford St Unit 2 Rochester, NY	1.0	1.0	1800	$1,400	$0.78	44d	1	0.68mi
56 Clintwood Ct Brighton, NY	2.0	1.0	685	$1,565	$2.28	3d	1	0.68mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	3d	1	0.74mi
32 Lilac Dr Brighton, NY	2.0	1.0–1.5	800	$1,625	$2.03	21d	4	0.74mi
495 S Clinton Ave Rochester, NY	2.0	1.0	1000	$1,400	$1.40	14d	1	0.76mi
249 S Goodman St Unit Down Rochester, NY	1.0	1.0	910	$1,695	$1.86	44d	1	0.76mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	3d	1	0.78mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	0.79mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	23d	1	0.79mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.79mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	0.81mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	44d	1	0.82mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$1,894	$2.30	19d	1	0.83mi
420 Harvard St Unit 1 Rochester, NY	1.0	1.0	1300	$1,650	$1.27	14d	1	0.84mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	23d	1	0.85mi
123 Griffith St Unit 6 Rochester, NY	2.0	1.0	1000	$950	$0.95	21d	1	0.90mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	0.94mi
1577 Elmwood Ave Brighton, NY	2.0	1.0–1.5	650	$1,650	$2.54	19d	1	0.95mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	3d	1	0.95mi

Listing history 14 events

1. 2026-04-08
   status Pending
2. 2026-03-31
   price $159,900
3. 2026-03-19
   listed $179,900 Active
4. 2022-03-14
   soldstatus $120,000 Closed Sale or Rented 563-char remark

   Show marketing remark (563 chars)

   Worthy of restoration and huge Potential! Check the neighborhood comparables and see what this property could be. Large oak kitchen with abundant storage, an island, gas stove, and a stainless steel refrigerator. Nice ceramic tiled floor. Convenient 1st floor laundry right off the kitchen. Bathroom has wainscoting with neutral paint and ceramic tiled floor. -Plenty of nice windows throughout. -Furnace and hot water heater only 1 year old. Property & appliances to be sold "As-Is" condition. COMPLETE THE RENOVATIONS AND WATCH YOUR EQUITY GROW!

5. 2022-03-14
   soldstatus $120,000

   Show marketing remark (563 chars)

   Worthy of restoration and huge Potential! Check the neighborhood comparables and see what this property could be. Large oak kitchen with abundant storage, an island, gas stove, and a stainless steel refrigerator. Nice ceramic tiled floor. Convenient 1st floor laundry right off the kitchen. Bathroom has wainscoting with neutral paint and ceramic tiled floor. -Plenty of nice windows throughout. -Furnace and hot water heater only 1 year old. Property & appliances to be sold "As-Is" condition. COMPLETE THE RENOVATIONS AND WATCH YOUR EQUITY GROW!

6. 2022-02-09
   status Pending Sale 563-char remark

   Show marketing remark (563 chars)

   Worthy of restoration and huge Potential! Check the neighborhood comparables and see what this property could be. Large oak kitchen with abundant storage, an island, gas stove, and a stainless steel refrigerator. Nice ceramic tiled floor. Convenient 1st floor laundry right off the kitchen. Bathroom has wainscoting with neutral paint and ceramic tiled floor. -Plenty of nice windows throughout. -Furnace and hot water heater only 1 year old. Property & appliances to be sold "As-Is" condition. COMPLETE THE RENOVATIONS AND WATCH YOUR EQUITY GROW!

7. 2022-01-31
   price $119,900 563-char remark

   Show marketing remark (563 chars)

   Worthy of restoration and huge Potential! Check the neighborhood comparables and see what this property could be. Large oak kitchen with abundant storage, an island, gas stove, and a stainless steel refrigerator. Nice ceramic tiled floor. Convenient 1st floor laundry right off the kitchen. Bathroom has wainscoting with neutral paint and ceramic tiled floor. -Plenty of nice windows throughout. -Furnace and hot water heater only 1 year old. Property & appliances to be sold "As-Is" condition. COMPLETE THE RENOVATIONS AND WATCH YOUR EQUITY GROW!

8. 2022-01-24
   listed $129,900 Active 563-char remark

   Show marketing remark (563 chars)

   Worthy of restoration and huge Potential! Check the neighborhood comparables and see what this property could be. Large oak kitchen with abundant storage, an island, gas stove, and a stainless steel refrigerator. Nice ceramic tiled floor. Convenient 1st floor laundry right off the kitchen. Bathroom has wainscoting with neutral paint and ceramic tiled floor. -Plenty of nice windows throughout. -Furnace and hot water heater only 1 year old. Property & appliances to be sold "As-Is" condition. COMPLETE THE RENOVATIONS AND WATCH YOUR EQUITY GROW!

9. 2015-05-29
   soldstatus $82,500 Closed Sale or Rented 87-char remark

   Show marketing remark (87 chars)

   Adorable 3 bedroom 1.5 bath house on Benton St. Nice updates, convenient to everything.

10. 2015-05-29
    soldstatus $82,500

    Show marketing remark (87 chars)

    Adorable 3 bedroom 1.5 bath house on Benton St. Nice updates, convenient to everything.

11. 2015-05-28
    listed $79,900 87-char remark

    Show marketing remark (87 chars)

    Adorable 3 bedroom 1.5 bath house on Benton St. Nice updates, convenient to everything.

12. 2011-02-16
    soldstatus $47,000
13. 2011-02-11
    soldstatus $47,000
14. 2010-10-10
    listed $49,900

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $2,192 · $183/mo
• Expected delta: +$510/yr (+$43/mo · 30.3%)

ⓘ 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 1/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,508
• − Mortgage interest: −$8,957
• − Property taxes: −$1,682
• − Insurance: −$800
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$4,652
• Taxable income: $1,137
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,385/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+220.4% since first listed

14 events — show timeline

• 2026-04-08 Pending — UNYREIS
• 2026-03-31 Price Changed $159,900 UNYREIS
• 2026-03-19 Listed $179,900 UNYREIS
• 2022-03-14 Sold (Public Records) $120,000 Public Records
• 2022-03-14 Sold (MLS) $120,000 UNYREIS
• 2022-02-09 Pending — UNYREIS
• 2022-01-31 Price Changed $119,900 UNYREIS
• 2022-01-24 Listed $129,900 UNYREIS
• 2015-05-29 Sold (Public Records) $82,500 Public Records
• 2015-05-29 Sold (MLS) $82,500 UNYREIS
• 2015-05-28 Listed $79,900 UNYREIS
• 2011-02-16 Sold (MLS) $47,000 UNYREIS
• 2011-02-11 Sold (Public Records) $47,000 Public Records
• 2010-10-10 Listed $49,900 UNYREIS

Property tax history

+8.0%/yr

Latest (2025): $1,682 · +0.0% YoY. Source: county tax records.