48 Vollmer Pkwy · Rochester Institute of Technology, NY 14623

$199,900

3 bd · 2.5 ba · 1,213 sqft · SingleFamily public records · 6 Days on market

Built 1962 0.48 ac lot Est $267k · 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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.9/10.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New to the market and desirably priced at $134,900! Well maintained & seller updated, Henrietta Ranch in a nice location, conveniently located, close to NYS Thruway, 390, RIT, Wegmans, schools, shopping/dinning and Downtown Rochester! Home offers covered front porch, living room with hardwood flooring, spacious eat-in kitchen with appliances included, 3 bedrooms, all with hardwood flooring, 2 & 1/2 bathrooms, partially finished lower level with rec room, laundry area with washer/dryer included, rear deck overlooking private fenced-in backyard for outdoor enjoyment & entertaining, storage shed and 1.5-car garage with opener for extra storage. Double-wide blacktop driveway. Because of stream located at back property line, flood insurance is required, seller's do currently have flood insurance. Delayed Negotiations, negotiations to begin on 11/05/19 at 3:00PM

Key facts

• Full front porch
• Fenced in rear yard
• Full basement

Tags

• FENCED IN REAR YARD
• FULL FRONT PORCH
• HUGE NEW PARTY DECK
• FULL BASEMENT
• HIGH EFFICIENT GAS FURNACE
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached garage with electricity and garage door opener; Garage includes storage; Approximately 1.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Entry foyer; Existing (previously built); City street frontage; Rectangular residential lot
• Construction: Vinyl siding; Blown-in insulation; Asphalt pitched roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Deck; Patio; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Luxury vinyl; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Sliding glass doors; Thermal windows; Programmable thermostat; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.5% vs local median 3.8% in Rochester Institute of Technology — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ethel K Fyle Elementary School (math 74% / reading 64%, grade A-, #447 of 2,108 statewide, top 24%, 424 students, 55% FRL); Henry V Burger Junior High School (math 48% / reading 56%, grade C+, #241 of 729 statewide, top 35%, 691 students, 43% FRL); Rush-Henrietta Senior High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,300 students, 43% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 42% of the median local income ($65k/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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $266,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Friel Rd	0.15mi	3/1.5	1,270 (+5%)	9mo	$268,000	$211	74
148 Vollmer Pkwy	0.27mi	3/1.5	1,213 (0%)	17mo	$300,000	$247	70
38 Notre Dame Dr	0.50mi	3/1.5	1,253 (+3%)	2mo	$275,000	$219	65
18 Palo Alto Dr	0.39mi	3/1.0	1,092 (-10%)	1mo	$255,333	$234	58
38 Campus Dr	0.44mi	3/2.0	1,320 (+9%)	6mo	$290,000	$220	58
60 Peddington Cir	0.53mi	3/2.0	1,320 (+9%)	8mo	$295,001	$223	52
51 Friel Rd	0.16mi	2/2.0 (-1)	1,050 (-13%)	13mo	$271,000	$258	52
55 Galway Dr	0.49mi	3/1.0	1,050 (-13%)	0mo	$226,250	$215	48
195 Kenwick Dr	0.49mi	4/1.5 (+1)	1,368 (+13%)	0mo	$262,000	$192	47
116 St Patrick Dr	0.58mi	4/1.0 (+1)	1,152 (-5%)	14mo	$234,900	$204	42
73 Campus Dr	0.55mi	3/1.0	1,050 (-13%)	9mo	$250,000	$238	39
56 Beckwith Rd	0.60mi	3/1.5	1,050 (-13%)	18mo	$216,000	$206	31

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-12,023
• Equity at exit: $29,806

10-year hold

• IRR: 7.9%
• Equity multiple: 1.69×
• Total profit: $38,616
• Equity at exit: $17,284

Cash invested: $55,972 (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 14623

• Rents YoY: 6.1%
• Active inventory: 48
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$473 /mo · $5,676/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $203

Break-even live

Break-even rent $2,031

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $316	-5% $260	+0% $203	+5% $147	+10% $90
Rent	-10% $22	-5% $113	+0% $203	+5% $294	+10% $384
Rate	-1.0pp $304	-0.5pp $254	base $203	+0.5pp $151	+1.0pp $99

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Campus Dr Rochester, NY	3.0	1.5	1253	$2,200	$1.76	45d	1	0.48mi
6 Loden Ln Rochester, NY	3.0	1.0–1.5	867	$2,135	$2.46	4d	10	0.52mi
340 Bennington Hills Ct West Henrietta, NY	1.0–3.0	1.0–2.0	970	$2,007	$2.07	4d	5	0.94mi
142 Prentiss Way Unit 1 Henrietta, NY	3.0	1.0	1368	$2,000	$1.46	12d	1	1.36mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $199,900 Active
3. 2019-12-19
   soldstatus $134,900
4. 2019-12-18
   soldstatus $134,900 Closed Sale or Rented 886-char remark

   Show marketing remark (886 chars)

   New to the market and desirably priced at $134,900! Well maintained & seller updated, Henrietta Ranch in a nice location, conveniently located, close to NYS Thruway, 390, RIT, Wegmans, schools, shopping/dinning and Downtown Rochester! Home offers covered front porch, living room with hardwood flooring, spacious eat-in kitchen with appliances included, 3 bedrooms, all with hardwood flooring, 2 & 1/2 bathrooms, partially finished lower level with rec room, laundry area with washer/dryer included, rear deck overlooking private fenced-in backyard for outdoor enjoyment & entertaining, storage shed and 1.5-car garage with opener for extra storage. Double-wide blacktop driveway. Because of stream located at back property line, flood insurance is required, seller's do currently have flood insurance. Delayed Negotiations, negotiations to begin on 11/05/19 at 3:00PM

5. 2019-11-08
   status Pending Sale 886-char remark

   Show marketing remark (886 chars)

   New to the market and desirably priced at $134,900! Well maintained & seller updated, Henrietta Ranch in a nice location, conveniently located, close to NYS Thruway, 390, RIT, Wegmans, schools, shopping/dinning and Downtown Rochester! Home offers covered front porch, living room with hardwood flooring, spacious eat-in kitchen with appliances included, 3 bedrooms, all with hardwood flooring, 2 & 1/2 bathrooms, partially finished lower level with rec room, laundry area with washer/dryer included, rear deck overlooking private fenced-in backyard for outdoor enjoyment & entertaining, storage shed and 1.5-car garage with opener for extra storage. Double-wide blacktop driveway. Because of stream located at back property line, flood insurance is required, seller's do currently have flood insurance. Delayed Negotiations, negotiations to begin on 11/05/19 at 3:00PM

6. 2019-11-07
   historical Continue to Show- Under Contract 886-char remark

   Show marketing remark (886 chars)

   New to the market and desirably priced at $134,900! Well maintained & seller updated, Henrietta Ranch in a nice location, conveniently located, close to NYS Thruway, 390, RIT, Wegmans, schools, shopping/dinning and Downtown Rochester! Home offers covered front porch, living room with hardwood flooring, spacious eat-in kitchen with appliances included, 3 bedrooms, all with hardwood flooring, 2 & 1/2 bathrooms, partially finished lower level with rec room, laundry area with washer/dryer included, rear deck overlooking private fenced-in backyard for outdoor enjoyment & entertaining, storage shed and 1.5-car garage with opener for extra storage. Double-wide blacktop driveway. Because of stream located at back property line, flood insurance is required, seller's do currently have flood insurance. Delayed Negotiations, negotiations to begin on 11/05/19 at 3:00PM

7. 2019-10-30
   listed $134,900 Active 886-char remark

   Show marketing remark (886 chars)

   New to the market and desirably priced at $134,900! Well maintained & seller updated, Henrietta Ranch in a nice location, conveniently located, close to NYS Thruway, 390, RIT, Wegmans, schools, shopping/dinning and Downtown Rochester! Home offers covered front porch, living room with hardwood flooring, spacious eat-in kitchen with appliances included, 3 bedrooms, all with hardwood flooring, 2 & 1/2 bathrooms, partially finished lower level with rec room, laundry area with washer/dryer included, rear deck overlooking private fenced-in backyard for outdoor enjoyment & entertaining, storage shed and 1.5-car garage with opener for extra storage. Double-wide blacktop driveway. Because of stream located at back property line, flood insurance is required, seller's do currently have flood insurance. Delayed Negotiations, negotiations to begin on 11/05/19 at 3:00PM

8. 2011-07-29
   soldstatus $106,000
9. 2011-07-28
   soldstatus $106,000 553-char remark

   Show marketing remark (553 chars)

   This 3BR ranch is very well maintained and is situated on a fully fenced, parklike setting! Special features include: GIGANTIC kitchen w/ appliances, vinyl siding, sliding glass doors to deck, shed, partially finished basement w/ bath(needs partitioning), refinished hardwoods, freshly painted interior, replacement windows, master 1/2 bath, insulated attic, furnace/humidifier/air conditioning in 2004, 2 year new electric service, remodeled main bath, & OH so much more. RGE about $142/month average. Flood insurance is required/only $1,000/year.

10. 2011-06-01
    listed $109,900 553-char remark

    Show marketing remark (553 chars)

    This 3BR ranch is very well maintained and is situated on a fully fenced, parklike setting! Special features include: GIGANTIC kitchen w/ appliances, vinyl siding, sliding glass doors to deck, shed, partially finished basement w/ bath(needs partitioning), refinished hardwoods, freshly painted interior, replacement windows, master 1/2 bath, insulated attic, furnace/humidifier/air conditioning in 2004, 2 year new electric service, remodeled main bath, & OH so much more. RGE about $142/month average. Flood insurance is required/only $1,000/year.

11. 2002-08-01
    soldstatus $95,000
12. 1998-11-12
    soldstatus $81,000

ⓘ 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: $5,676 · $473/mo
• Projected year-2 tax: $5,676 · $473/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,459
• − Mortgage interest: −$11,198
• − Property taxes: −$5,676
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$5,815
• Taxable loss: −$623
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $2,587/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 26,032
• Household income: $65,342
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1161.0

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 (67%)
• Race & ethnicity: White 67% Asian 15% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 4% Other Indo-European 3% Spanish 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: ▼ -180.68%
• Current HPI: 262.8187
• Rent YoY: ▲ 6.06%
• 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

+146.8% since first listed

12 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-24 Listed $199,900 UNYREIS
• 2019-12-19 Sold (Public Records) $134,900 Public Records
• 2019-12-18 Sold (MLS) $134,900 UNYREIS
• 2019-11-08 Pending — UNYREIS
• 2019-11-07 Contingent — UNYREIS
• 2019-10-30 Listed $134,900 UNYREIS
• 2011-07-29 Sold (Public Records) $106,000 Public Records
• 2011-07-28 Sold (MLS) $106,000 UNYREIS
• 2011-06-01 Listed $109,900 UNYREIS
• 2002-08-01 Sold (Public Records) $95,000 Public Records
• 1998-11-12 Sold (Public Records) $81,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,676 · +9.0% YoY. Source: county tax records.