219 Hebard St · Rochester, NY 14605

$49,900

3 bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 11 Days on market

Built 1900 3,255 sqft lot Est $87k · 43% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 219 Hebard! This 3 bedroom home is a great opportunity for sweat equity owner occupant or an ideal addition to rental portfolio. OPEN HOUSE Saturday 4/4/26 11:30am to 1:00pm. Delayed negotiations 4/6 at noon.

Key facts

• 3,255 sq ft lot
• Built 1900
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 33.1% vs local median 9.3% in 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 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: 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,851/mo this rent would consume 105% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $757 of equity ($345 loan paydown + $412 appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1900 — 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: 3.71% ✓
• Cap rate: 33.14%
• Cash-on-cash: 95.88%
• DSCR: 5.27
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $86,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 3rd St	0.21mi	4/1.0 (+1)	1,392 (-2%)	2mo	$67,500	$48	80
144 Peck St	0.37mi	3/1.5	1,264 (-11%)	0mo	$173,000	$137	62
147 5th St	0.32mi	4/1.0 (+1)	1,289 (-10%)	3mo	$150,000	$116	62
128 5th St	0.35mi	4/1.0 (+1)	1,606 (+13%)	2mo	$62,000	$39	56
188 5th St	0.34mi	4/2.0 (+1)	1,576 (+11%)	3mo	$65,500	$42	54
30 Newcomb St	0.72mi	3/2.0	1,502 (+6%)	1mo	$70,000	$47	52
273 Alphonse St	0.54mi	3/1.0	1,590 (+12%)	4mo	$65,000	$41	52
699 N Goodman St	0.51mi	4/2.0 (+1)	1,548 (+9%)	3mo	$110,000	$71	50
207 Herald St	0.65mi	3/2.0	1,288 (-10%)	1mo	$60,000	$47	49
865 N Goodman St	0.54mi	4/1.5 (+1)	1,245 (-13%)	2mo	$76,000	$61	46
105 Gothic St	0.69mi	3/2.0	1,280 (-10%)	4mo	$160,000	$125	43
45 Newcomb St	0.72mi	3/1.0	1,233 (-13%)	3mo	$110,000	$89	41

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

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.8%
• Equity multiple: 6.13×
• Total profit: $71,637
• Equity at exit: $16,585

10-year hold

• IRR: 99.6%
• Equity multiple: 12.66×
• Total profit: $162,901
• Equity at exit: $21,695

Cash invested: $13,972 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,116

Break-even live

Break-even rent $438

Max offer price $49,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,145	-5% $1,130	+0% $1,116	+5% $1,102	+10% $1,088
Rent	-10% $970	-5% $1,043	+0% $1,116	+5% $1,189	+10% $1,263
Rate	-1.0pp $1,141	-0.5pp $1,129	base $1,116	+0.5pp $1,103	+1.0pp $1,090

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.31mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.44mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.54mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.58mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.59mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	0.76mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.77mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.77mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.78mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	0.80mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.81mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.84mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.88mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.89mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	15d	3	0.89mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	11d	1	0.92mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	11d	1	0.92mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.99mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	44d	1	1.00mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	1.00mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	1.04mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.05mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	1.07mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	1.07mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.08mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	44d	1	1.10mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	4d	8	1.10mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	4d	1	1.11mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.15mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	1.18mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.18mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	1.23mi
47 Savannah St Rochester, NY	2.0	1.0–2.0	775	$2,025	$2.61	22d	6	1.24mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	1.24mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	4d	3	1.26mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	1.28mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.28mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	3d	15	1.29mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.35mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	24d	1	1.36mi

Listing history 2 events

1. 2026-04-13
   status Pending
2. 2026-04-02
   listed $49,900 Active

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $802 · $67/mo
• Expected delta: +$41/yr (+$3/mo · 5.4%)

ⓘ 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 · 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: $22,211
• − Mortgage interest: −$2,795
• − Property taxes: −$761
• − Insurance: −$250
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$1,452
• Taxable income: $13,400
• Est. tax owed @ 24.0%: −$3,216
• After-tax cash flow: $10,180/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 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: ▲ 0.83%
• Current HPI: 207.359
• 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

• 2026-04-13 Pending — UNYREIS
• 2026-04-02 Listed $49,900 UNYREIS

Property tax history

-0.2%/yr

Latest (2025): $761 · +0.0% YoY. Source: county tax records.