36 Jeanmoor Rd · Rochester, NY 14616

$169,900

4 bd · 1.5 ba · 1,575 sqft · SingleFamily public records · 16 Days on market

Built 1959 0.36 ac lot $108/sqft · 35% below area Est $262k · 35% 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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +5.5/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh to the market is this Low maintenance and mechanically sound Cape Cod. Located on low traffic street that offers a Welcome to 36 Jeanmoor Road. Conveniently located near all your favorite amenities. Well maintained home featuring Plenty of space starting with the Bright Living Room. Nicely tiled Dining Room and Kitchen offer a large walk-in pantry. Bonus first floor bedroom, full bath plus two bedrooms upstairs with additional full bath. Mechanically sound. Recent improvements that include, Roof approximately 2021, Furnace and hot water heater 2019, most windows replaced 2015. Asphalt driveway also newer and expanded extra wide. Enjoy the Large fenced lot with your own private patio area. Great overall package that won't disappoint! Take a look today. Delayed Negotiations until April 22nd @ 4:00PM

Key facts

• Large fenced lot
• Private patio area
• Recent improvements

Tags

• LOW TRAFFIC STREET
• LARGE WALK-IN PANTRY
• RECENT IMPROVEMENTS
• LARGE FENCED LOT
• PRIVATE PATIO AREA
• EXPANDED EXTRA WIDE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• 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.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 36% of the median local income ($66k/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 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 7.1

CMA / ARV

• ARV (median comp): $261,911
• List price: $169,900
• Delta: -35.13%
• 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
36 Jeanmoor Rd	0.00mi	4/1.5	1,575 (0%)	0mo	$232,165	$147	100
6 Jeanmoor Rd	0.05mi	4/1.5	1,658 (+5%)	6mo	$241,600	$146	84
791 Rumson Rd	0.03mi	3/1.5 (-1)	1,414 (-10%)	3mo	$230,000	$163	74
192 Summit Hill Dr	0.48mi	3/1.5 (-1)	1,665 (+6%)	1mo	$300,000	$180	62
89 Picturesque Dr	0.48mi	4/2.0	1,488 (-6%)	5mo	$252,000	$169	62
42 Tahoe Dr	0.68mi	4/2.0	1,600 (+2%)	5mo	$293,500	$183	60
43 Sandalwood Dr	0.57mi	4/2.0	1,432 (-9%)	1mo	$253,000	$177	55
416 Lake Meadow Dr	0.71mi	4/1.5	1,480 (-6%)	7mo	$237,000	$160	51
157 Picturesque Dr	0.46mi	3/2.0 (-1)	1,342 (-15%)	0mo	$260,000	$194	46
122 Kartes Dr	0.66mi	3/2.5 (-1)	1,482 (-6%)	7mo	$183,000	$123	45
231 Mobile Dr	0.41mi	3/2.0 (-1)	1,800 (+14%)	6mo	$252,000	$140	45
142 El Mar Dr	0.68mi	4/2.5	1,729 (+10%)	5mo	$287,500	$166	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-18,765
• Equity at exit: $25,333

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,502
• Equity at exit: $14,690

Cash invested: $47,572 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$891
• Tax from tax record: −$486 /mo · $5,832/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $135

Break-even live

Break-even rent $1,833

Max offer price $169,900

Occupancy floor 88%

Sensitivity live

Price	-10% $231	-5% $183	+0% $135	+5% $86	+10% $38
Rent	-10% $-24	-5% $55	+0% $135	+5% $214	+10% $293
Rate	-1.0pp $220	-0.5pp $178	base $135	+0.5pp $90	+1.0pp $46

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	4d	1	0.14mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	45d	1	0.51mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	45d	1	0.82mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	4d	1	0.90mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	0.99mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	45d	1	1.11mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	1.40mi

Listing history 2 events

1. 2026-05-02
   status Pending 814-char remark

   Show marketing remark (814 chars)

   Fresh to the market is this Low maintenance and mechanically sound Cape Cod. Located on low traffic street that offers a Welcome to 36 Jeanmoor Road. Conveniently located near all your favorite amenities. Well maintained home featuring Plenty of space starting with the Bright Living Room. Nicely tiled Dining Room and Kitchen offer a large walk-in pantry. Bonus first floor bedroom, full bath plus two bedrooms upstairs with additional full bath. Mechanically sound. Recent improvements that include, Roof approximately 2021, Furnace and hot water heater 2019, most windows replaced 2015. Asphalt driveway also newer and expanded extra wide. Enjoy the Large fenced lot with your own private patio area. Great overall package that won't disappoint! Take a look today. Delayed Negotiations until April 22nd @ 4:00PM

2. 2026-04-16
   listed $169,900 Active 814-char remark

   Show marketing remark (814 chars)

   Fresh to the market is this Low maintenance and mechanically sound Cape Cod. Located on low traffic street that offers a Welcome to 36 Jeanmoor Road. Conveniently located near all your favorite amenities. Well maintained home featuring Plenty of space starting with the Bright Living Room. Nicely tiled Dining Room and Kitchen offer a large walk-in pantry. Bonus first floor bedroom, full bath plus two bedrooms upstairs with additional full bath. Mechanically sound. Recent improvements that include, Roof approximately 2021, Furnace and hot water heater 2019, most windows replaced 2015. Asphalt driveway also newer and expanded extra wide. Enjoy the Large fenced lot with your own private patio area. Great overall package that won't disappoint! Take a look today. Delayed Negotiations until April 22nd @ 4:00PM

ⓘ 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: $5,832 · $486/mo
• Projected year-2 tax: $5,832 · $486/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 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 · 16 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: $24,035
• − Mortgage interest: −$9,517
• − Property taxes: −$5,832
• − Insurance: −$850
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$4,943
• Taxable loss: −$952
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,843/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 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

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 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: ▼ -54.14%
• Current HPI: 246.1703
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-02 Pending — UNYREIS
• 2026-04-16 Listed $169,900 UNYREIS

Property tax history

+4.1%/yr

Latest (2025): $5,832 · +0.6% YoY. Source: county tax records.