17 Heather St · Rochester, NY 14610

$189,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 9 Days on market

Built 1920 4,000 sqft lot Est $254k · 25% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• 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

* Delayed showings until Friday 3/25/22 @ 9 am. Delayed negotiations until Wednesday 3/30/22 @ 2 pm * Vinyl sided Colonial in the heart of N, Winton Village that's been restored to like new condition! Easy walk to all conveniences including grocery stores, bars, and restaurants! Freshly painted interior with a new kitchen with white shaker soft closing cabinets (and dovetail construction) and granite countertops. Adorable enclosed front porch, updated bathroom, new flooring throughout the whole house, new furnace and water heater, architectural roof, and all new easy to clean vinyl replacement windows. Driveway will be done before closing as per the attached drawing on the instrument survey.

Key facts

• Full basement
• Granite countertops
• New roof

Tags

• COVERED OPEN FRONT PORCH
• UPDATED WHITE KITCHEN
• GRANITE COUNTERTOPS
• FULL BASEMENT
• UPDATED MECHANICS
• NEW ROOF

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story house; Resale property; Asphalt roof
• Construction: Vinyl siding; PEX plumbing; Block foundation
• Exterior features: Blacktop driveway; Partial fencing; Open porch

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedroom spaces and living areas)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Granite counters; Combined living/dining area; Full basement with sump pump
• Laundry & utility: Washer and dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

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

Recommended offer $189,900

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: 1.06% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $254,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Carling Rd	0.16mi	3/1.0	1,283 (+8%)	2mo	$275,000	$214	78
94 Delray Rd	0.40mi	3/1.5	1,222 (+3%)	0mo	$300,000	$245	74
20 Hampden Rd	0.37mi	3/1.5	1,176 (-1%)	6mo	$270,000	$230	74
176 Middlesex Rd	0.31mi	3/1.0	1,236 (+4%)	6mo	$145,500	$118	74
34 Van Bergh Ave	0.55mi	3/1.0	1,144 (-4%)	2mo	$200,000	$175	66
970 Atlantic Ave	0.55mi	3/1.0	1,249 (+5%)	2mo	$210,000	$168	65
101 Kansas St	0.64mi	3/1.5	1,182 (-0%)	4mo	$185,000	$157	64
115 Allandale Ave	0.65mi	3/1.0	1,248 (+5%)	1mo	$248,000	$199	60
86 Arbordale Ave	0.17mi	3/2.5	1,350 (+14%)	4mo	$353,000	$261	60
36 Allandale Ave	0.60mi	3/2.0	1,221 (+3%)	6mo	$198,000	$162	59
142 Hillside Ave	0.66mi	3/1.5	1,327 (+12%)	1mo	$335,000	$252	47
245 Winton Rd S	0.72mi	3/1.5	1,348 (+14%)	2mo	$355,000	$263	41

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-9,623
• Equity at exit: $28,315

10-year hold

• IRR: 4.5%
• Equity multiple: 1.32×
• Total profit: $17,253
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$996
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $341

Break-even live

Break-even rent $1,584

Max offer price $189,900

Occupancy floor 78%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	43d	1	0.35mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	0.45mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	2d	22	0.45mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	0.46mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	2d	1	0.68mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	10d	1	0.68mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.93mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.95mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.00mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	2d	17	1.06mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.24mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	1.26mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.30mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	1.35mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.40mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	3d	1	1.41mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	21d	1	1.43mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	43d	1	1.43mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	10d	1	1.43mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	23d	1	1.44mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	43d	1	1.44mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.46mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	23d	1	1.49mi

Listing history 9 events

1. 2026-06-13
   status $189,900 Pending 9 DOM
2. 2026-06-10
   days on market $189,900 Active 9 DOM
3. 2026-06-09
   days on market $189,900 Active 8 DOM
4. 2026-06-09
   days on market $189,900 Active 7 DOM
5. 2026-06-07
   days on market $189,900 Active 6 DOM
6. 2026-06-05
   days on market $189,900 Active 3 DOM
7. 2026-06-03
   days on market $189,900 Active 2 DOM
8. 2026-06-01
   remarks 699-char remark
9. 2026-06-01
   listed $189,900 Active 1 DOM

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,662 · $222/mo
• Expected delta: +$547/yr (+$46/mo · 25.8%)

ⓘ 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: $24,188
• − Mortgage interest: −$10,637
• − Property taxes: −$2,116
• − Insurance: −$950
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$5,524
• Taxable income: $1,091
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,831/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

+346.8% since first listed

11 events — show timeline

• 2026-06-01 Listed $189,900 UNYREIS
• 2022-05-20 Sold (Public Records) $212,500 Public Records
• 2022-05-20 Sold (MLS) $212,500 UNYREIS
• 2022-04-08 Pending — UNYREIS
• 2022-03-31 Pending — UNYREIS
• 2022-03-24 Listed $149,900 UNYREIS
• 2021-01-11 Sold (Public Records) $46,000 Public Records
• 2021-01-08 Sold (MLS) $46,000 UNYREIS
• 2020-12-10 Pending — UNYREIS
• 2020-11-30 Listed $39,900 UNYREIS
• 2001-06-28 Sold (Public Records) $42,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,116 · +0.0% YoY. Source: county tax records.