53 Belmont St · Rochester, NY 14620

$229,900

4 bd · 1.5 ba · 2,091 sqft · SingleFamily public records · 7 Days on market

Built 1915 4,799 sqft lot $110/sqft · 44% below area Est $414k · 44% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$10,000 PRICE REDUCTION!! Welcome Home to this Grand and Classic Center Entrance Colonial in the Desirable Upper Monroe Neighborhood! Easily Maintained Vinyl Sided Exterior, Inviting Front Porch with NEW Railings, Living Room, Formal Dining Room with Window Seat, Bonus First Floor Office/Parlor, 4 Large Bedrooms, Freshly Painted Interior in Neutral Colors, Professionally Finished 3rd Floor Bonus Room offers Endless Possibilities, Ample Kitchen with NEW KITCHEN FLOOR and Access to Rear Yard and Deck, 2 Car Garage! Add to that a NEW TEAR-OFF ROOF in 2016, a NEW FURNACE in 2020, Upgraded Electric and Thermopane Windows! Literally Steps to Cobbs Hill Park, Park Avenue, Downtown and All Eastside Activities!

Key facts

• Pass-through window
• Cobb hill park
• Bay window

Tags

• UPPER MONROE NEIGHBORHOOD
• COBB HILL PARK
• ABUNDANT CABINETRY
• PASS-THROUGH WINDOW
• BAY WINDOW
• BUILT-IN BENCH SEATING

Property features AI

Finance

• Financial info: Financial details not included

Exterior

• Parking: Detached garage; 2 garage spaces; Garage door opener; Shared driveway
• Security: No specific security features listed
• Utilities: High-speed internet available; Public water connected; Sewer connected; Electric with circuit breakers; Gas hot water heater
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Copper plumbing; Block foundation; Existing (year built details)
• Exterior features: Deck; Covered porch; Fully fenced yard; Blacktop driveway; Gravel driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Bedrooms information not specifically provided
• Flooring: Carpet; Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating; Attic fan for cooling
• Interior features: Attic; Breakfast bar; Ceiling fans; Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Sliding glass doors; Skylights; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).

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 (+1.2%/yr); 74 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,495/mo this rent would consume 48% of the median local household income ($62k/yr) (locally 2013% 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 (-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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1915 — 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: 1.09% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $414,104
• List price: $229,900
• Delta: -44.48%
• 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
57 Lansdale St	0.47mi	4/1.5	2,044 (-2%)	3mo	$303,000	$148	72
45 Rosedale St	0.26mi	4/1.5	1,920 (-8%)	8mo	$410,000	$214	68
76 Crosman	0.25mi	3/1.5 (-1)	2,277 (+9%)	2mo	$475,000	$209	67
68 Warrington Dr	0.62mi	4/2.0	1,936 (-7%)	1mo	$456,000	$236	56
1666 Highland Ave	0.55mi	3/2.5 (-1)	2,150 (+3%)	8mo	$663,000	$308	54
77 Eastland Ave	0.63mi	3/2.0 (-1)	2,200 (+5%)	8mo	$450,000	$205	48
42 Wilmer St	0.63mi	4/2.5	1,879 (-10%)	4mo	$349,900	$186	46
175 Field St	0.45mi	5/2.0 (+1)	1,854 (-11%)	8mo	$208,750	$113	46
320 Barrington St	0.36mi	4/3.5	2,378 (+14%)	8mo	$600,000	$252	46
43 Amherst St	0.70mi	4/2.0	1,909 (-9%)	8mo	$327,540	$172	45
975 Highland Ave	0.67mi	3/1.5 (-1)	1,856 (-11%)	7mo	$310,000	$167	39
1043 Park Ave	0.73mi	3/2.0 (-1)	2,400 (+15%)	6mo	$405,000	$169	29

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-9,713
• Equity at exit: $34,279

10-year hold

• IRR: 3.5%
• Equity multiple: 1.23×
• Total profit: $15,050
• Equity at exit: $19,878

Cash invested: $64,372 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $503

Break-even live

Break-even rent $1,859

Max offer price $229,900

Occupancy floor 75%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	0.17mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.48mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	0.50mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	0.52mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	0.56mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	11d	1	0.63mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	0.77mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	43d	1	0.89mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.06mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.12mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	3d	19	1.43mi

Listing history 8 events

1. 2026-05-15
   listed $229,900 Active 1924-char remark
2. 2021-11-05
   soldstatus $189,900
3. 2021-11-04
   soldstatus $189,900 Closed Sale or Rented 711-char remark

   Show marketing remark (711 chars)

   $10,000 PRICE REDUCTION!! Welcome Home to this Grand and Classic Center Entrance Colonial in the Desirable Upper Monroe Neighborhood! Easily Maintained Vinyl Sided Exterior, Inviting Front Porch with NEW Railings, Living Room, Formal Dining Room with Window Seat, Bonus First Floor Office/Parlor, 4 Large Bedrooms, Freshly Painted Interior in Neutral Colors, Professionally Finished 3rd Floor Bonus Room offers Endless Possibilities, Ample Kitchen with NEW KITCHEN FLOOR and Access to Rear Yard and Deck, 2 Car Garage! Add to that a NEW TEAR-OFF ROOF in 2016, a NEW FURNACE in 2020, Upgraded Electric and Thermopane Windows! Literally Steps to Cobbs Hill Park, Park Avenue, Downtown and All Eastside Activities!

4. 2021-09-16
   status Under Contract- Do Not Show 711-char remark

   Show marketing remark (711 chars)

   $10,000 PRICE REDUCTION!! Welcome Home to this Grand and Classic Center Entrance Colonial in the Desirable Upper Monroe Neighborhood! Easily Maintained Vinyl Sided Exterior, Inviting Front Porch with NEW Railings, Living Room, Formal Dining Room with Window Seat, Bonus First Floor Office/Parlor, 4 Large Bedrooms, Freshly Painted Interior in Neutral Colors, Professionally Finished 3rd Floor Bonus Room offers Endless Possibilities, Ample Kitchen with NEW KITCHEN FLOOR and Access to Rear Yard and Deck, 2 Car Garage! Add to that a NEW TEAR-OFF ROOF in 2016, a NEW FURNACE in 2020, Upgraded Electric and Thermopane Windows! Literally Steps to Cobbs Hill Park, Park Avenue, Downtown and All Eastside Activities!

5. 2021-09-12
   historical Continue to Show- Under Contract 711-char remark

   Show marketing remark (711 chars)

   $10,000 PRICE REDUCTION!! Welcome Home to this Grand and Classic Center Entrance Colonial in the Desirable Upper Monroe Neighborhood! Easily Maintained Vinyl Sided Exterior, Inviting Front Porch with NEW Railings, Living Room, Formal Dining Room with Window Seat, Bonus First Floor Office/Parlor, 4 Large Bedrooms, Freshly Painted Interior in Neutral Colors, Professionally Finished 3rd Floor Bonus Room offers Endless Possibilities, Ample Kitchen with NEW KITCHEN FLOOR and Access to Rear Yard and Deck, 2 Car Garage! Add to that a NEW TEAR-OFF ROOF in 2016, a NEW FURNACE in 2020, Upgraded Electric and Thermopane Windows! Literally Steps to Cobbs Hill Park, Park Avenue, Downtown and All Eastside Activities!

6. 2021-09-07
   price $189,900 711-char remark

   Show marketing remark (711 chars)

   $10,000 PRICE REDUCTION!! Welcome Home to this Grand and Classic Center Entrance Colonial in the Desirable Upper Monroe Neighborhood! Easily Maintained Vinyl Sided Exterior, Inviting Front Porch with NEW Railings, Living Room, Formal Dining Room with Window Seat, Bonus First Floor Office/Parlor, 4 Large Bedrooms, Freshly Painted Interior in Neutral Colors, Professionally Finished 3rd Floor Bonus Room offers Endless Possibilities, Ample Kitchen with NEW KITCHEN FLOOR and Access to Rear Yard and Deck, 2 Car Garage! Add to that a NEW TEAR-OFF ROOF in 2016, a NEW FURNACE in 2020, Upgraded Electric and Thermopane Windows! Literally Steps to Cobbs Hill Park, Park Avenue, Downtown and All Eastside Activities!

7. 2021-08-18
   listed $199,900 Active 711-char remark

   Show marketing remark (711 chars)

   $10,000 PRICE REDUCTION!! Welcome Home to this Grand and Classic Center Entrance Colonial in the Desirable Upper Monroe Neighborhood! Easily Maintained Vinyl Sided Exterior, Inviting Front Porch with NEW Railings, Living Room, Formal Dining Room with Window Seat, Bonus First Floor Office/Parlor, 4 Large Bedrooms, Freshly Painted Interior in Neutral Colors, Professionally Finished 3rd Floor Bonus Room offers Endless Possibilities, Ample Kitchen with NEW KITCHEN FLOOR and Access to Rear Yard and Deck, 2 Car Garage! Add to that a NEW TEAR-OFF ROOF in 2016, a NEW FURNACE in 2020, Upgraded Electric and Thermopane Windows! Literally Steps to Cobbs Hill Park, Park Avenue, Downtown and All Eastside Activities!

8. 2004-02-17
   soldstatus $130,000

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,946 · $245/mo
• Expected delta: +$940/yr (+$78/mo · 46.8%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,943
• − Mortgage interest: −$12,878
• − Property taxes: −$2,006
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,688
• Taxable income: $2,431
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $5,449/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+76.8% since first listed

9 events — show timeline

• 2026-05-23 Pending — UNYREIS
• 2026-05-15 Listed $229,900 UNYREIS
• 2021-11-05 Sold (Public Records) $189,900 Public Records
• 2021-11-04 Sold (MLS) $189,900 UNYREIS
• 2021-09-16 Pending — UNYREIS
• 2021-09-12 Contingent — UNYREIS
• 2021-09-07 Price Changed $189,900 UNYREIS
• 2021-08-18 Listed $199,900 UNYREIS
• 2004-02-17 Sold (Public Records) $130,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,006 · -4.5% YoY. Source: county tax records.