1661 Norton St · Rochester, NY 14609

$90,000

4 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 43 Days on market

Built 1926 3,950 sqft lot $64/sqft · 54% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Colonial on a desirable corner lot in Rochester! This 4-bedroom home at 1661 Norton Street offers great space and classic character, featuring 1 full bath and 1 half bath with a traditional layout ready for your personal touch. A perfect opportunity for buyers looking to build equity, this home offers solid bones and plenty of potential for updates and customization. The corner lot provides extra outdoor space for entertaining or future improvements. Bring your vision and make this home your own!

Key facts

• Solid bones
• Outdoor space
• Corner lot

Tags

• CORNER LOT
• OUTDOOR SPACE
• SOLID BONES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story wood-sided house; Existing (resale) property
• Construction: Wood siding; Block foundation
• Exterior features: Blacktop driveway; Gravel driveway; Corner, rectangular lot; lot dimensions approximately 40 x 98

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring; Full basement; Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $90k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.14% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.75%
• DSCR: 2.41
• GRM: 3.9

CMA / ARV

• ARV (median comp): $193,867
• List price: $90,000
• Delta: -53.58%
• 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
1646 Norton St	0.04mi	3/1.5 (-1)	1,450 (+3%)	0mo	$135,000	$93	88
1542 N Goodman St	0.29mi	4/2.0	1,340 (-5%)	0mo	$205,000	$153	77
1863 Norton St	0.29mi	4/1.0	1,326 (-6%)	1mo	$155,000	$117	74
88 Jackson St	0.25mi	5/1.0 (+1)	1,344 (-4%)	2mo	$185,000	$138	72
227 Newcomb St	0.49mi	3/2.0 (-1)	1,372 (-2%)	1mo	$225,000	$164	66
298 Fieldwood Dr	0.56mi	4/2.0	1,320 (-6%)	2mo	$193,000	$146	61
107 Arbutus St	0.64mi	3/2.0 (-1)	1,420 (+1%)	4mo	$127,500	$90	58
50 Bennett Ave	0.28mi	3/1.0 (-1)	1,224 (-13%)	4mo	$134,000	$109	55
78 Shelmont Dr	0.29mi	3/2.0 (-1)	1,608 (+14%)	5mo	$235,000	$146	51
317 Cascade Pl	0.65mi	4/1.0	1,267 (-10%)	5mo	$165,000	$130	47
116 Barberry	0.64mi	4/2.0	1,220 (-13%)	2mo	$175,000	$143	44
45 Newcomb St	0.74mi	3/1.0 (-1)	1,233 (-12%)	3mo	$110,000	$89	35

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.51×
• Total profit: $38,014
• Equity at exit: $13,419

10-year hold

• IRR: 43.1%
• Equity multiple: 6.31×
• Total profit: $133,717
• Equity at exit: $7,782

Cash invested: $25,200 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$472
• Tax from tax record: −$348 /mo · $4,175/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $667

Break-even live

Break-even rent $1,085

Max offer price $90,000

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	0.18mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.39mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.58mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.61mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.63mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	0.77mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.81mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.83mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	0.88mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.94mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.97mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.03mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.26mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	1.26mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.46mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	1.46mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.46mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 43 DOM
2. 2026-06-17
   days on market $90,000 Active 42 DOM
3. 2026-06-16
   days on market $90,000 Active 41 DOM
4. 2026-06-15
   days on market $90,000 Active 40 DOM
5. 2026-06-13
   days on market $90,000 Active 38 DOM
6. 2026-06-13
   days on market $90,000 Active 37 DOM
7. 2026-06-10
   days on market $90,000 Active 35 DOM
8. 2026-06-09
   days on market $90,000 Active 34 DOM
9. 2026-06-09
   days on market $90,000 Active 33 DOM
10. 2026-06-07
    days on market $90,000 Active 32 DOM
11. 2026-06-05
    days on market $90,000 Active 29 DOM
12. 2026-06-03
    days on market $90,000 Active 28 DOM
13. 2026-06-03
    days on market $90,000 Active 27 DOM
14. 2026-06-01
    days on market $90,000 Active 26 DOM
15. 2026-05-31
    days on market $90,000 Active 25 DOM
16. 2026-05-06
    listed $90,000 Active 510-char remark
17. 2007-08-17
    soldstatus $57,500
18. 2005-05-16
    soldstatus $49,900
19. 1994-07-20
    soldstatus $48,500

ⓘ 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: $4,175 · $348/mo
• Projected year-2 tax: $4,175 · $348/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 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: $23,151
• − Mortgage interest: −$5,041
• − Property taxes: −$4,175
• − Insurance: −$450
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$2,618
• Taxable income: $7,162
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $6,282/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+85.6% since first listed

4 events — show timeline

• 2026-05-06 Listed $90,000 UNYREIS
• 2007-08-17 Sold (Public Records) $57,500 Public Records
• 2005-05-16 Sold (Public Records) $49,900 Public Records
• 1994-07-20 Sold (Public Records) $48,500 Public Records

Property tax history

+14.0%/yr

Latest (2025): $4,175 · +22.5% YoY. Source: county tax records.