178 Cummings St · Rochester, NY 14609

$99,900

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 8 Days on market

Built 1920 4,640 sqft lot Est $158k · 37% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

Key facts

• Formal dining room
• 1st-floor full bath
• Abundance of storage

Tags

• ENCLOSED FRONT PORCH
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• ABUNDANCE OF STORAGE
• 1ST-FLOOR FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.1% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $63k; list at $100k implies a 59% 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 $99,900

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 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: 1.55% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $157,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 N Goodman St	0.27mi	3/1.0	1,126 (+1%)	3mo	$135,000	$120	80
1824 Clifford Ave	0.11mi	3/1.0	1,188 (+6%)	2mo	$62,500	$53	79
1822 Clifford Ave	0.11mi	3/1.0	1,188 (+6%)	3mo	$95,000	$80	78
82 Willmont St	0.24mi	2/1.0 (-1)	1,100 (-2%)	1mo	$155,000	$141	76
157 Cummings St	0.04mi	3/2.0	1,272 (+14%)	2mo	$250,000	$197	74
166 Lyceum St	0.44mi	3/1.0	1,110 (-1%)	3mo	$140,000	$126	72
93 Willmont St	0.21mi	2/2.0 (-1)	1,022 (-9%)	2mo	$145,000	$142	69
201 Arbutus St	0.43mi	4/1.5 (+1)	1,180 (+6%)	0mo	$210,000	$178	63
45 Newcomb St	0.34mi	3/1.0	1,233 (+10%)	3mo	$110,000	$89	60
265 Springfield Ave	0.30mi	4/1.5 (+1)	1,268 (+13%)	0mo	$200,000	$158	56
21 Netherton Rd	0.47mi	3/1.5	977 (-13%)	2mo	$200,000	$205	53
865 N Goodman St	0.44mi	4/1.5 (+1)	1,245 (+11%)	2mo	$76,000	$61	52

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: 23.0%
• Equity multiple: 2.00×
• Total profit: $28,038
• Equity at exit: $14,895

10-year hold

• IRR: 33.9%
• Equity multiple: 4.84×
• Total profit: $107,367
• Equity at exit: $8,638

Cash invested: $27,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $569

Break-even live

Break-even rent $828

Max offer price $99,900

Occupancy floor 58%

Sensitivity live

Price	-10% $625	-5% $597	+0% $569	+5% $541	+10% $512
Rent	-10% $447	-5% $508	+0% $569	+5% $630	+10% $691
Rate	-1.0pp $619	-0.5pp $594	base $569	+0.5pp $543	+1.0pp $517

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.12mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.14mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.19mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	0.27mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	20d	1	0.27mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.39mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.40mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	0.48mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.66mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.67mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.67mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	0.73mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.73mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	4d	1	0.77mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.78mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	4d	3	0.80mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	3d	9	0.83mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	0.83mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.84mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	0.89mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	0.94mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	45d	1	0.96mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.96mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.03mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	45d	1	1.06mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	1.14mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	1.17mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	1.18mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.18mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	3d	3	1.21mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	1.21mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.28mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	1.29mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	45d	1	1.29mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	1.29mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	4d	1	1.30mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	11d	4	1.39mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	45d	1	1.44mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	1.47mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	1.47mi

Listing history 17 events

1. 2026-04-02
   status Pending
2. 2026-03-25
   listed $99,900 Active
3. 2024-03-11
   soldstatus $63,000
4. 2024-03-08
   soldstatus $63,000 Closed 216-char remark

   Show marketing remark (216 chars)

   Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

5. 2024-02-13
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

6. 2024-01-28
   status Active 216-char remark

   Show marketing remark (216 chars)

   Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

7. 2024-01-28
   price $69,900 216-char remark

   Show marketing remark (216 chars)

   Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

8. 2023-12-27
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

9. 2023-12-08
   status Under Contract- Do Not Show 216-char remark

   Show marketing remark (216 chars)

   Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

10. 2023-11-27
    price $72,500 216-char remark

    Show marketing remark (216 chars)

    Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

11. 2023-11-06
    price $75,900 216-char remark

    Show marketing remark (216 chars)

    Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

12. 2023-09-21
    price $79,900 216-char remark

    Show marketing remark (216 chars)

    Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

13. 2023-08-23
    listed $89,900 Active 216-char remark

    Show marketing remark (216 chars)

    Great investment property or handy owner occupant! Bring your imagination! Tons of opportunity here. New Furnace (6 months) newer hot water tank (5 years old). This house is being sold in "as-is" condition.

14. 2016-10-10
    historical
15. 2015-10-10
    listed $49,900 Active
16. 2015-04-09
    listed $49,900
17. 2014-09-08
    listed $54,900

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$313/yr (+$26/mo · 29.4%)

ⓘ 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) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $18,577
• − Mortgage interest: −$5,596
• − Property taxes: −$1,063
• − Insurance: −$500
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,906
• Taxable income: $5,540
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,497/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

+82.0% since first listed

17 events — show timeline

• 2026-04-02 Pending — UNYREIS
• 2026-03-25 Listed $99,900 UNYREIS
• 2024-03-11 Sold (Public Records) $63,000 Public Records
• 2024-03-08 Sold (MLS) $63,000 UNYREIS
• 2024-02-13 Pending — UNYREIS
• 2024-01-28 Relisted — UNYREIS
• 2024-01-28 Price Changed $69,900 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-12-08 Pending — UNYREIS
• 2023-11-27 Price Changed $72,500 UNYREIS
• 2023-11-06 Price Changed $75,900 UNYREIS
• 2023-09-21 Price Changed $79,900 UNYREIS
• 2023-08-23 Listed $89,900 UNYREIS
• 2016-10-10 Listing Removed — UNYREIS
• 2015-10-10 Listed $49,900 UNYREIS
• 2015-04-09 Listed $49,900 UNYREIS
• 2014-09-08 Listed $54,900 UNYREIS

Property tax history

+13.9%/yr

Latest (2025): $1,063 · +0.0% YoY. Source: county tax records.