994 Atlantic Ave · Rochester, NY 14609

$174,900

4 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 10 Days on market

Built 1914 7,074 sqft lot $123/sqft · 35% below area Est $268k · 35% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs updating. 24 hours to show please. Tenant occupied.

Key facts

• Quartz countertops
• Renovated
• New kitchen

Tags

• RENOVATED
• NEW KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REFINISHED HARDWOODS
• TILED SHOWER

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Resale property; Vinyl siding (see remarks)
• Construction: Existing structure; Vinyl siding
• Exterior features: Gravel driveway; Irregular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 51 x 136

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 8; Room types include living room and other; Has full basement
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Other interior features (see remarks)
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $174,900 price doesn't fit this home's estimated sale value (~$267,881) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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: 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.
• Zoned schools: School 28-Henry Hudson (math 12% / reading 27%, grade F, #1,992 of 2,108 statewide, top 95%, 616 students, 93% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% 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 $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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $40k; list at $175k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1914 — 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: 1.09% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $267,881
• List price: $174,900
• Delta: -34.71%
• 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
970 Atlantic Ave	0.04mi	3/1.0 (-1)	1,249 (-12%)	2mo	$210,000	$168	71
120 Brookfield Rd	0.07mi	3/1.5 (-1)	1,568 (+10%)	3mo	$340,000	$217	71
115 Allandale Ave	0.27mi	3/1.0 (-1)	1,248 (-12%)	1mo	$248,000	$199	61
110 Arch St	0.70mi	4/2.0	1,417 (-1%)	2mo	$200,000	$141	60
139 Carling Rd	0.37mi	3/1.0 (-1)	1,283 (-10%)	2mo	$275,000	$214	59
94 Delray Rd	0.23mi	3/1.5 (-1)	1,222 (-14%)	0mo	$300,000	$245	58
106 Ohio St	0.31mi	3/2.0 (-1)	1,600 (+12%)	2mo	$218,000	$136	55
230 Farmington Rd	0.72mi	3/1.0 (-1)	1,369 (-4%)	2mo	$250,000	$183	52
25 Wilsonia Rd	0.49mi	3/1.0 (-1)	1,604 (+12%)	1mo	$338,000	$211	50
21 Edmonton Rd	0.74mi	4/1.0	1,300 (-9%)	2mo	$300,000	$231	49
48 Arbordale Ave	0.59mi	3/2.5 (-1)	1,550 (+9%)	0mo	$285,000	$184	47
70 Dalkeith Rd	0.61mi	3/1.0 (-1)	1,236 (-13%)	0mo	$280,000	$227	44

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $6,332
• Equity at exit: $26,078

10-year hold

• IRR: 16.8%
• Equity multiple: 2.68×
• Total profit: $82,075
• Equity at exit: $15,122

Cash invested: $48,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$917
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $390

Break-even live

Break-even rent $1,411

Max offer price $174,900

Occupancy floor 74%

Sensitivity live

Price	-10% $489	-5% $440	+0% $390	+5% $341	+10% $291
Rent	-10% $240	-5% $315	+0% $390	+5% $466	+10% $541
Rate	-1.0pp $479	-0.5pp $435	base $390	+0.5pp $345	+1.0pp $299

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	12d	1	0.43mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	45d	1	0.48mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.59mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	45d	1	0.62mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	4d	1	0.66mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.72mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	0.85mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	5d	1	1.03mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	1.13mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	23d	1	1.13mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	16d	1	1.15mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	5d	1	1.21mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	1.33mi

Listing history 7 events

1. 2026-05-13
   listed $174,900 Active 312-char remark
2. 2024-10-14
   historical
3. 2024-10-01
   listed $199,900 Active
4. 2016-12-05
   soldstatus $40,000 Closed Sale or Rented

   Show marketing remark (57 chars)

   Needs updating. 24 hours to show please. Tenant occupied.

5. 2016-11-08
   status Pending Sale

   Show marketing remark (57 chars)

   Needs updating. 24 hours to show please. Tenant occupied.

6. 2016-10-18
   price $49,900

   Show marketing remark (57 chars)

   Needs updating. 24 hours to show please. Tenant occupied.

7. 2016-08-29
   listed $54,900 Active

   Show marketing remark (57 chars)

   Needs updating. 24 hours to show please. Tenant occupied.

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $2,225 · $185/mo
• Expected delta: +$731/yr (+$61/mo · 49.0%)

ⓘ 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: $22,860
• − Mortgage interest: −$9,797
• − Property taxes: −$1,493
• − Insurance: −$874
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,088
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $4,217/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+218.6% since first listed

8 events — show timeline

• 2026-05-23 Pending — UNYREIS
• 2026-05-13 Listed $174,900 UNYREIS
• 2024-10-14 Listing Removed — UNYREIS
• 2024-10-01 Listed $199,900 UNYREIS
• 2016-12-05 Sold (MLS) $40,000 UNYREIS
• 2016-11-08 Pending — UNYREIS
• 2016-10-18 Price Changed $49,900 UNYREIS
• 2016-08-29 Listed $54,900 UNYREIS

Property tax history

+6.0%/yr

Latest (2025): $1,493 · -7.6% YoY. Source: county tax records.