653 Brooks Rd · Rochester Institute of Technology, NY 14586

$249,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 6 Days on market

Built 1951 0.75 ac lot Est $185k · 35% over

---

Why this score? — see what drove the F 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 +11.7/30.0
• Schools +5.2/10.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

* * * COZY UPDATED 3 BEDROOM 1.5 BATH VINYL-SIDED RANCH * * * ~NESTLED IN A PEACEFUL COUNTRY-LIKE SETTING~ * THIS WELL-MAINTAINED HOME FEATURES VINYL PLANK FLOORING THROUGHOUT * ~ WOOD-BURNING FIREPLACE IN THE LIVING ROOM~ * CHARMING BREEZEWAY 80 SQ FT PER SELLER NOT INCLUDED IN TOWN SQ FT THAT ADDS CHARACTER AND FUNCTIONALITY * ~DREAMY WHITE KITCHEN OFFERS * GRANITE COUNTERTOPS * STAINLESS STEEL APPLIANCES AND A BRIGHT MODERN FEEL PERFECT FOR EVERYDAY LIVING AND ENTERTAINING~ * THE MAIN BATH HAS BEEN BEAUTIFULLY UPDATED * ~HOME IS WELL INSULATED FOR YEAR-ROUND COMFORT~ * FINISHED 625 SQ FT CELLAR DOOR WALK-OUT BASEMENT NOT INCLUDED IN TOWN SQ FT PROVIDES EVEN MORE LIVING SPACE WITH A

Key facts

• Finished cellar
• Granite countertops
• Updated main bath

Tags

• VINYL PLANK FLOORING
• WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED MAIN BATH
• FINISHED CELLAR

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Septic sewer; Water service connected
• Home design: Single-story home; Resale property; Stone and vinyl siding exterior
• Construction: Block foundation; Existing structure (year built details listed as existing)
• Exterior features: Blacktop driveway; Rectangular lot with approximately 100 x 350 dimensions; Main thoroughfare road frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom; One half bathroom (one main-level bathroom listed)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Finished basement; Galley kitchen; Open living/dining area; Solid surface countertops; Luxury vinyl flooring; Two fireplaces
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-72 ($-869/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (14.8% below list).
• Recommended offer: $213k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 F — 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: Emma E Sherman Elementary School (math 46% / reading 49%, grade C-, #306 of 729 statewide, top 43%, 564 students, 52% 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 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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.
• Current owner paid $85k; list at $250k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,983 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $185,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5331 W Henrietta Rd	0.35mi	2/1.0 (-1)	936 (0%)	21mo	$185,000	$198	61

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-45,059
• Equity at exit: $37,261

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-44,977
• Equity at exit: $21,607

Cash invested: $69,972 (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 14586

• Home prices YoY: -8.5%
• Active inventory: 40
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$340 /mo · $4,085/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-72

Break-even live

Break-even rent $2,222

Max offer price $237,103

Occupancy floor 98%

Sensitivity live

Price	-10% $69	-5% $-2	+0% $-72	+5% $-143	+10% $-214
Rent	-10% $-241	-5% $-157	+0% $-72	+5% $12	+10% $96
Rate	-1.0pp $53	-0.5pp $-9	base $-72	+0.5pp $-137	+1.0pp $-203

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Bennington Hills Ct West Henrietta, NY	1.0–3.0	1.0–2.0	970	$2,007	$2.07	4d	5	0.73mi

Listing history 7 events

1. 2026-06-05
   status $249,900 Pending 6 DOM
2. 2026-06-03
   days on market $249,900 Active 6 DOM
3. 2026-06-03
   days on market $249,900 Active 5 DOM
4. 2026-06-01
   days on market $249,900 Active 4 DOM
5. 2026-05-31
   days on market $249,900 Active 3 DOM
6. 2026-05-28
   listed $249,900 Active
7. 2015-07-08
   soldstatus $85,000

ⓘ 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: $4,085 · $340/mo
• Projected year-2 tax: $4,154 · $346/mo
• Expected delta: +$69/yr (+$6/mo · 1.7%)

ⓘ 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 ≥94°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: $25,558
• − Mortgage interest: −$13,998
• − Property taxes: −$4,085
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$7,270
• Taxable loss: −$5,133
• Est. tax savings @ 24.0%: +$1,232
• After-tax cash flow: $363/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): 13,291
• Household income: $124,457
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 458.0

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 (69%)
• Race & ethnicity: White 69% Asian 15% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 16% · China, India, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Chinese 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: ▼ -24.58%
• Current HPI: 265.7183
• 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

+194.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $249,900 UNYREIS
• 2015-07-08 Sold (Public Records) $85,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,085 · +12.1% YoY. Source: county tax records.