212 E Maple Ave · East Rochester, NY 14445

$200,000

3 bd · 1.5 ba · 1,060 sqft · SingleFamily public records · 18 Days on market

Built 1920 5,227 sqft lot Est $224k · 11% under

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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 +13.7/30.0
• ARV discount +12.3/15.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 to 4 bedroom colonial with flexible floor plan. Home is currently being used as a 2 bedroom. Option of having first floor master with full bath. (Current Family Room) . 3rd bedroom is being used as second floor laundry/ walk-in closet. (Can be easily converted back) 2nd floor half bath has the option of adding a shower. Newer kitchen , Vinyl siding and newer windows. Central Air and Furnace 2016. Come discover this gem !

Key facts

• Galley kitchen
• 5,227 sq ft lot
• Built 1920

Tags

• 2 STORY COLONIAL STYLE
• FIRST FLOOR PRIMARY SUITE
• WIDE ASPHALT DRIVEWAY
• FULLY FENCED BACKYARD
• CONCRETE PAD FOR FIRE PIT
• GALLEY KITCHEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story residence; Resale property; Rectangular residential lot; 40 x 120 lot dimensions; Faces city street
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Patio; Private yard; Fully fenced yard; Play structure; Shed(s)/storage; See remarks

Interior

• Kitchen: Electric oven and electric range; Range hood; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total rooms include living spaces and a laundry (7 total rooms)
• Flooring: Hardwood; Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Separate/formal living room; Galley kitchen; Window treatments; Drapes; Thermal windows; Accessible doors; See remarks
• Laundry & utility: Upper-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $16 ($187/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 $195k (2.7% below list).
• Recommended offer: $195k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in East Rochester — 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Rochester Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 458 students, 48% FRL); East Rochester Junior-Senior High School (math 57% / reading 47%, grade D+, #946 of 1,100 statewide, top 88%, 515 students, 51% FRL).
• Market conditions: 34 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 32% of the median local income ($74k/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

• It's been on market 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $80k; list at $200k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,526 (2.7% below list)

Questions for the listing agent

1. Built in 1920 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $223,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Garfield St	0.33mi	3/1.0	1,179 (+11%)	4mo	$210,000	$178	61
215 Park Dr	0.33mi	3/1.5	1,184 (+12%)	5mo	$115,000	$97	61
506 Madison St	0.24mi	3/1.0	1,207 (+14%)	9mo	$238,000	$197	56
210 W Ivy St	0.61mi	3/2.0	1,120 (+6%)	9mo	$265,000	$237	52
109 Ridgeview Dr	0.62mi	3/1.5	1,128 (+6%)	10mo	$284,500	$252	52
218 W Ivy St	0.63mi	2/1.5 (-1)	1,114 (+5%)	7mo	$210,000	$189	51
334 Eaglehead Rd	0.50mi	2/1.0 (-1)	944 (-11%)	2mo	$275,000	$291	50
112 W Spruce St	0.40mi	4/2.0 (+1)	1,185 (+12%)	6mo	$250,000	$211	50
294 Ridgeview Dr	0.55mi	3/1.0	1,176 (+11%)	8mo	$255,000	$217	48
108 W Spruce St	0.39mi	3/2.0	1,213 (+14%)	10mo	$250,000	$206	48
409 W Elm St	0.73mi	2/1.0 (-1)	1,198 (+13%)	6mo	$139,900	$117	32
237 W Hickory St	0.63mi	2/2.5 (-1)	1,200 (+13%)	11mo	$256,000	$213	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-31,304
• Equity at exit: $29,821

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-25,517
• Equity at exit: $17,292

Cash invested: $56,000 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $16

Break-even live

Break-even rent $1,926

Max offer price $200,000

Occupancy floor 94%

Sensitivity live

Price	-10% $129	-5% $72	+0% $16	+5% $-41	+10% $-98
Rent	-10% $-138	-5% $-61	+0% $16	+5% $92	+10% $169
Rate	-1.0pp $116	-0.5pp $66	base $16	+0.5pp $-36	+1.0pp $-89

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	12d	1	0.20mi
214 E Spruce St East Rochester, NY	3.0	1.0	972	$1,750	$1.80	45d	1	0.32mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	4d	1	0.34mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	21d	1	0.35mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	45d	1	0.39mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	25d	1	0.40mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	4d	1	0.41mi
120 Brebeuf Dr Penfield, NY	2.0	1.0	763	$1,365	$1.79	5d	6	0.97mi
16 Terrace Villas Fairport, NY	2.0	1.5	1090	$2,075	$1.90	4d	9	1.18mi

Listing history 19 events

1. 2026-06-15
   status $200,000 Pending 18 DOM
2. 2026-06-13
   days on market $200,000 Active 18 DOM
3. 2026-06-13
   days on market $200,000 Active 17 DOM
4. 2026-06-10
   days on market $200,000 Active 15 DOM
5. 2026-06-09
   days on market $200,000 Active 14 DOM
6. 2026-06-09
   days on market $200,000 Active 13 DOM
7. 2026-06-07
   days on market $200,000 Active 12 DOM
8. 2026-06-05
   days on market $200,000 Active 9 DOM
9. 2026-06-03
   days on market $200,000 Active 8 DOM
10. 2026-06-03
    days on market $200,000 Active 7 DOM
11. 2026-06-01
    days on market $200,000 Active 6 DOM
12. 2026-05-31
    days on market $200,000 Active 5 DOM
13. 2026-05-26
    listed $200,000 Active
14. 2019-11-19
    soldstatus $79,900
15. 2019-11-18
    soldstatus $79,900 Closed Sale or Rented 426-char remark

    Show marketing remark (426 chars)

    3 to 4 bedroom colonial with flexible floor plan. Home is currently being used as a 2 bedroom. Option of having first floor master with full bath. (Current Family Room) . 3rd bedroom is being used as second floor laundry/ walk-in closet. (Can be easily converted back) 2nd floor half bath has the option of adding a shower. Newer kitchen , Vinyl siding and newer windows. Central Air and Furnace 2016. Come discover this gem !

16. 2019-10-08
    status Under Contract- Do Not Show 426-char remark

    Show marketing remark (426 chars)

    3 to 4 bedroom colonial with flexible floor plan. Home is currently being used as a 2 bedroom. Option of having first floor master with full bath. (Current Family Room) . 3rd bedroom is being used as second floor laundry/ walk-in closet. (Can be easily converted back) 2nd floor half bath has the option of adding a shower. Newer kitchen , Vinyl siding and newer windows. Central Air and Furnace 2016. Come discover this gem !

17. 2019-10-02
    price $79,900 426-char remark

    Show marketing remark (426 chars)

    3 to 4 bedroom colonial with flexible floor plan. Home is currently being used as a 2 bedroom. Option of having first floor master with full bath. (Current Family Room) . 3rd bedroom is being used as second floor laundry/ walk-in closet. (Can be easily converted back) 2nd floor half bath has the option of adding a shower. Newer kitchen , Vinyl siding and newer windows. Central Air and Furnace 2016. Come discover this gem !

18. 2019-09-17
    listed $84,900 Active 426-char remark

    Show marketing remark (426 chars)

    3 to 4 bedroom colonial with flexible floor plan. Home is currently being used as a 2 bedroom. Option of having first floor master with full bath. (Current Family Room) . 3rd bedroom is being used as second floor laundry/ walk-in closet. (Can be easily converted back) 2nd floor half bath has the option of adding a shower. Newer kitchen , Vinyl siding and newer windows. Central Air and Furnace 2016. Come discover this gem !

19. 2008-12-31
    soldstatus $74,000

ⓘ 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: $4,669 · $389/mo
• Projected year-2 tax: $4,669 · $389/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $23,343
• − Mortgage interest: −$11,203
• − Property taxes: −$4,669
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$5,818
• Taxable loss: −$3,082
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $926/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• 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

+170.3% since first listed

7 events — show timeline

• 2026-05-26 Listed $200,000 UNYREIS
• 2019-11-19 Sold (Public Records) $79,900 Public Records
• 2019-11-18 Sold (MLS) $79,900 UNYREIS
• 2019-10-08 Pending — UNYREIS
• 2019-10-02 Price Changed $79,900 UNYREIS
• 2019-09-17 Listed $84,900 UNYREIS
• 2008-12-31 Sold (Public Records) $74,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,669 · +1.1% YoY. Source: county tax records.