15 Laser St · Rochester, NY 14621

$69,900

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 16 Days on market

Built 1910 4,043 sqft lot Est $114k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very quaint little houise

Key facts

• New carpet
• Water heater
• Electric riser

Tags

• TEAR-OFF ROOF
• ELECTRIC RISER
• WATER HEATER
• NEW CARPET
• FRESHLY PAINTED INTERIOR

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story property; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.1% 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 (+8.9%/yr); 114 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,516/mo this rent would consume 51% of the median local household income ($35k/yr) (locally 2756% 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 $483 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $70k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 2.17% ✓
• Cap rate: 19.11%
• Cash-on-cash: 45.79%
• DSCR: 3.04
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $113,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Avenue D	0.12mi	3/1.0	1,254 (+12%)	2mo	$70,000	$56	73
34 Zygment St	0.52mi	3/1.0	1,137 (+1%)	2mo	$182,000	$160	72
95 Cleon St	0.51mi	3/1.0	1,089 (-3%)	1mo	$83,000	$76	70
82 Kosciusko St	0.52mi	4/1.0 (+1)	1,137 (+1%)	3mo	$174,000	$153	67
172 Moulson St	0.42mi	4/2.0 (+1)	1,091 (-3%)	2mo	$159,000	$146	65
233 Avenue D	0.60mi	3/1.0	1,176 (+5%)	1mo	$30,000	$26	63
235 Ernst St	0.70mi	3/1.5	1,164 (+4%)	2mo	$170,000	$146	57
101 Rauber St	0.69mi	3/1.0	1,025 (-9%)	2mo	$144,000	$140	52
285 Avenue B	0.66mi	3/1.0	1,292 (+15%)	1mo	$50,000	$39	43
1271 North St	0.54mi	4/1.5 (+1)	1,276 (+14%)	2mo	$128,900	$101	43
56 Northlane Dr	0.71mi	2/1.5 (-1)	1,232 (+10%)	2mo	$90,142	$73	43
207 Herald St	0.70mi	3/2.0	1,288 (+15%)	1mo	$60,000	$47	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.26×
• Total profit: $44,249
• Equity at exit: $10,422

10-year hold

• IRR: 56.1%
• Equity multiple: 7.96×
• Total profit: $136,252
• Equity at exit: $6,044

Cash invested: $19,572 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$367
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $747

Break-even live

Break-even rent $571

Max offer price $69,900

Occupancy floor 46%

Sensitivity live

Price	-10% $786	-5% $767	+0% $747	+5% $727	+10% $707
Rent	-10% $627	-5% $687	+0% $747	+5% $807	+10% $867
Rate	-1.0pp $782	-0.5pp $765	base $747	+0.5pp $729	+1.0pp $710

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.25mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.29mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	44d	1	0.55mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.60mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	15d	1	0.67mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.77mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	44d	1	0.83mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.88mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	0.89mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.91mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.03mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.04mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	11d	1	1.12mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.18mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	1.19mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	3d	4	1.22mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.27mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	44d	1	1.27mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.34mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	1.35mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	1.35mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.36mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.41mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	1.42mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.42mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	1.49mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $69,900 Active 16 DOM
2. 2026-06-17
   days on market $69,900 Active 15 DOM
3. 2026-06-16
   days on market $69,900 Active 14 DOM
4. 2026-06-15
   days on market $69,900 Active 13 DOM
5. 2026-06-13
   days on market $69,900 Active 11 DOM
6. 2026-06-13
   pricedays on market $69,900 Active 10 DOM
7. 2026-06-10
   days on market $74,900 Active 8 DOM
8. 2026-06-09
   days on market $74,900 Active 7 DOM
9. 2026-06-09
   days on market $74,900 Active 6 DOM
10. 2026-06-07
    days on market $74,900 Active 5 DOM
11. 2026-06-05
    days on market $74,900 Active 2 DOM
12. 2026-06-03
    remarks 174-char remark
13. 2026-06-03
    listed $74,900 Active 1 DOM

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$259/yr (+$22/mo · 39.2%)

ⓘ 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: $18,192
• − Mortgage interest: −$3,915
• − Property taxes: −$662
• − Insurance: −$350
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$2,033
• Taxable income: $8,320
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,964/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+276.4% since first listed

6 events — show timeline

• 2026-06-01 Listed $74,900 UNYREIS
• 2018-06-12 Sold (MLS) $33,000 UNYREIS
• 2018-03-20 Pending — UNYREIS
• 2018-03-12 Listed $35,900 UNYREIS
• 2014-09-03 Listing Removed — UNYREIS
• 2014-02-23 Listed $19,900 UNYREIS

Property tax history

+8.6%/yr

Latest (2025): $662 · +0.0% YoY. Source: county tax records.