42 Winbourne Rd · Rochester, NY 14611

$164,900

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 9 Days on market

Built 1925 4,792 sqft lot Est $152k · 9% over

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Why this score? — see what drove the D+ 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 +19.5/30.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• ARV discount +3.6/15.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Great 2 bedroom colonial in the 19th Ward. Gleaming hardwood floors and gum-wood trimming throughout. New black-top driveway and updated mechanics. Walking/biking distance from the U of R, Strong Hospital, Genesee Valley Park and the Rochester International Airport. This home qualifies for the U of R and City of Rochester grants. The Seller is graciously offering a 1 year home warranty. It's a must see opportunity!

Key facts

• Newer roof
• Updated kitchen
• Move in ready

Tags

• MOVE IN READY
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEWER ROOF

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage with storage; Approximately 1.5 garage spaces
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available
• Home design: Two-story home; Resale condition; City street frontage
• Construction: Asphalt roof; Aluminum siding; Blown-in insulation; Copper and PEX plumbing; Block foundation; Existing (previously built) property
• Exterior features: Blacktop driveway; Partial fence

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms include living and recreation spaces and laundry (4 total rooms)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air; Attic fan
• Interior features: Breakfast bar; Ceiling fan(s); Separate/formal living room; Quartz counters
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (2.8% below list).
• Recommended offer: $160k (2.8% below list) — sets the bar for 1% rule.

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 fast (+6.4%/yr); 78 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,604/mo this rent would consume 61% of the median local household income ($31k/yr) (locally 2168% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.9%/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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $101k; list at $165k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,359 (2.8% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $151,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Winbourne Rd	0.00mi	2/1.0	1,196 (0%)	0mo	$242,005	$202	100
36 Spruce Ave	0.24mi	3/1.0 (+1)	1,172 (-2%)	3mo	$165,000	$141	78
214 Winbourne Rd	0.24mi	3/1.0 (+1)	1,152 (-4%)	0mo	$260,000	$226	77
65 Devon Rd	0.16mi	3/1.5 (+1)	1,296 (+8%)	2mo	$195,000	$150	70
20 Sheldon Ter	0.61mi	3/1.5 (+1)	1,200 (+0%)	5mo	$139,900	$117	60
247 Terrace Park	0.31mi	3/1.0 (+1)	1,020 (-15%)	2mo	$168,000	$165	55
84 Stratford Park	0.73mi	3/1.0 (+1)	1,275 (+7%)	1mo	$83,000	$65	49
107 Enterprise St	0.73mi	3/1.5 (+1)	1,152 (-4%)	4mo	$90,000	$78	49
504 Sawyer St	0.71mi	3/1.5 (+1)	1,274 (+6%)	4mo	$95,000	$75	45
797 Seward St	0.69mi	3/1.5 (+1)	1,336 (+12%)	1mo	$170,000	$127	41
39 Maxwell Ave	0.61mi	3/1.5 (+1)	1,342 (+12%)	5mo	$118,900	$89	40
70 Barton St	0.72mi	2/2.0	1,330 (+11%)	5mo	$150,000	$113	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-8,812
• Equity at exit: $25,091

10-year hold

• IRR: 8.1%
• Equity multiple: 1.71×
• Total profit: $32,631
• Equity at exit: $15,125

Cash invested: $46,172 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$865
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $186

Break-even live

Break-even rent $1,369

Max offer price $164,900

Occupancy floor 83%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	0.07mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	43d	1	0.21mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	0.26mi
504 Brooks Ave Rochester, NY	1.0	1.0	700	$1,150	$1.64	21d	1	0.56mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	0.67mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.67mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.75mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	0.79mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.82mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.87mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	0.95mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	2d	1	1.14mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	2d	5	1.15mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	1.24mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	14d	1	1.24mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.27mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	1.27mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	1.27mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	43d	1	1.31mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	1.34mi

Listing history 11 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $164,900 Active
3. 2019-12-19
   soldstatus $101,100
4. 2017-04-24
   soldstatus $65,000 Closed Sale or Rented 418-char remark

   Show marketing remark (418 chars)

   Great 2 bedroom colonial in the 19th Ward. Gleaming hardwood floors and gum-wood trimming throughout. New black-top driveway and updated mechanics. Walking/biking distance from the U of R, Strong Hospital, Genesee Valley Park and the Rochester International Airport. This home qualifies for the U of R and City of Rochester grants. The Seller is graciously offering a 1 year home warranty. It's a must see opportunity!

5. 2017-04-24
   soldstatus $65,000

   Show marketing remark (418 chars)

   Great 2 bedroom colonial in the 19th Ward. Gleaming hardwood floors and gum-wood trimming throughout. New black-top driveway and updated mechanics. Walking/biking distance from the U of R, Strong Hospital, Genesee Valley Park and the Rochester International Airport. This home qualifies for the U of R and City of Rochester grants. The Seller is graciously offering a 1 year home warranty. It's a must see opportunity!

6. 2017-03-09
   status Pending Sale 418-char remark

   Show marketing remark (418 chars)

   Great 2 bedroom colonial in the 19th Ward. Gleaming hardwood floors and gum-wood trimming throughout. New black-top driveway and updated mechanics. Walking/biking distance from the U of R, Strong Hospital, Genesee Valley Park and the Rochester International Airport. This home qualifies for the U of R and City of Rochester grants. The Seller is graciously offering a 1 year home warranty. It's a must see opportunity!

7. 2017-02-25
   historical Under Contract- Do Not Show 418-char remark

   Show marketing remark (418 chars)

   Great 2 bedroom colonial in the 19th Ward. Gleaming hardwood floors and gum-wood trimming throughout. New black-top driveway and updated mechanics. Walking/biking distance from the U of R, Strong Hospital, Genesee Valley Park and the Rochester International Airport. This home qualifies for the U of R and City of Rochester grants. The Seller is graciously offering a 1 year home warranty. It's a must see opportunity!

8. 2017-01-20
   listed $74,500 Active 418-char remark

   Show marketing remark (418 chars)

   Great 2 bedroom colonial in the 19th Ward. Gleaming hardwood floors and gum-wood trimming throughout. New black-top driveway and updated mechanics. Walking/biking distance from the U of R, Strong Hospital, Genesee Valley Park and the Rochester International Airport. This home qualifies for the U of R and City of Rochester grants. The Seller is graciously offering a 1 year home warranty. It's a must see opportunity!

9. 2004-09-23
   soldstatus $55,000
10. 2000-07-21
    soldstatus $42,000
11. 1994-02-25
    soldstatus $49,000

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$507/yr (+$42/mo · 28.6%)

ⓘ 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 2/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,243
• − Mortgage interest: −$9,237
• − Property taxes: −$1,772
• − Insurance: −$824
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,797
• Taxable loss: −$467
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,340/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+236.5% since first listed

11 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-21 Listed $164,900 UNYREIS
• 2019-12-19 Sold (Public Records) $101,100 Public Records
• 2017-04-24 Sold (Public Records) $65,000 Public Records
• 2017-04-24 Sold (MLS) $65,000 UNYREIS
• 2017-03-09 Pending — UNYREIS
• 2017-02-25 Contingent — UNYREIS
• 2017-01-20 Listed $74,500 UNYREIS
• 2004-09-23 Sold (Public Records) $55,000 Public Records
• 2000-07-21 Sold (Public Records) $42,000 Public Records
• 1994-02-25 Sold (Public Records) $49,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,772 · +0.0% YoY. Source: county tax records.