336 Norton St · Rochester, NY 14621

$72,500

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 9 Days on market

Built 1923 6,000 sqft lot Est $98k · 26% 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

Investment opportunity! Welcome to 336 Norton Ave, Rochester, NY 14621 — a 1,536 SqFt single-family home that has served as a rental income property with the same tenant for over 10 years. This home features an enclosed front porch, an inviting open foyer, spacious living and dining rooms, and a kitchen complete with a full walk-in pantry. The second level offers three bedrooms and one full bathroom, providing comfortable living space throughout. Conveniently located near neighborhood amenities, this property presents an opportunity for investors seeking an established rental property or buyers looking to add value over time. PACKAGE DEAL AVAILABLE - Can be purchased with 330 Norton S

Key facts

• Full walk-in pantry
• Open foyer
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• OPEN FOYER
• FULL WALK-IN PANTRY

Property features AI

Finance

• Other: Rectangular residential lot (approximately 40 x 150); Near public transit; City street/main thoroughfare frontage

Exterior

• Parking: No garage; garage door opener present
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available
• Home design: Two-story home; Entry level on the first floor; Existing/resale property
• Construction: Aluminum and vinyl siding; Asphalt shingle roof; Block and stone foundation
• Exterior features: Concrete driveway; Fully fenced yard; Open porch; Barns and outbuildings, including sheds and storage

Interior

• Kitchen: Eat-in kitchen; Solid surface counters; Walk-in pantry
• Bedrooms: Three bedrooms on the second floor
• Flooring: Hardwood; Luxury vinyl; Marble; Tile; Varied flooring types
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal living room; Separate/formal dining room; Eat-in kitchen; Living/dining room configuration; Solid surface counters; Walk-in pantry
• Laundry & utility: Laundry located in the basement; Gas water heater

🏷️ Possibly a rental listed for sale. The $72,500 price doesn't fit this home's estimated sale value (~$98,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 18.8% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,586/mo this rent would consume 54% 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 $501 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $19k; list at $72k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,500

Questions for the listing agent

1. Built in 1923 — 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: 2.19% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.73%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $98,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1358 N Clinton Ave	0.15mi	4/2.0 (+1)	1,567 (+2%)	2mo	$12,000	$8	79
25 Whittier Park	0.29mi	4/1.0 (+1)	1,493 (-3%)	0mo	$197,000	$132	76
63 Carthage St	0.28mi	4/1.0 (+1)	1,413 (-8%)	2mo	$90,000	$64	67
2 Bloomingdale St	0.47mi	3/1.0	1,399 (-9%)	1mo	$45,000	$32	63
89 Nye Park	0.19mi	4/1.5 (+1)	1,716 (+12%)	3mo	$135,000	$79	62
749 Avenue D	0.73mi	4/1.5 (+1)	1,508 (-2%)	1mo	$80,000	$53	56
1606 Saint Paul St	0.44mi	3/2.0	1,738 (+13%)	3mo	$80,000	$46	51
232 Townsend St	0.48mi	3/1.0	1,326 (-14%)	6mo	$176,000	$133	50
155 Wakefield St	0.68mi	3/1.0	1,357 (-12%)	3mo	$208,500	$154	47
206 Avenue Ave E	0.48mi	4/1.5 (+1)	1,750 (+14%)	3mo	$95,000	$54	45
85 Eiffel Pl	0.66mi	3/2.0	1,323 (-14%)	3mo	$60,000	$45	40
34 Riverside St	0.65mi	4/1.5 (+1)	1,750 (+14%)	6mo	$205,000	$117	34

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: 47.3%
• Equity multiple: 3.21×
• Total profit: $44,848
• Equity at exit: $10,810

10-year hold

• IRR: 55.2%
• Equity multiple: 7.86×
• Total profit: $139,349
• Equity at exit: $6,268

Cash invested: $20,300 (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: $1,586 high
• Mortgage (P&I): −$380
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $757

Break-even live

Break-even rent $629

Max offer price $72,500

Occupancy floor 47%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.74mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	0.74mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.79mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.81mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.83mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.90mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.93mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.11mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.17mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.22mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.23mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	1.33mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	1.33mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.35mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.39mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.41mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $72,500 Active 9 DOM
2. 2026-06-17
   days on market $72,500 Active 8 DOM
3. 2026-06-16
   days on market $72,500 Active 7 DOM
4. 2026-06-15
   days on market $72,500 Active 6 DOM
5. 2026-06-13
   days on market $72,500 Active 4 DOM
6. 2026-06-13
   days on market $72,500 Active 3 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   listed $72,500 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: $1,034 · $86/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: +$96/yr (+$8/mo · 9.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $19,036
• − Mortgage interest: −$4,061
• − Property taxes: −$1,034
• − Insurance: −$362
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$2,109
• Taxable income: $8,424
• Est. tax owed @ 24.0%: −$2,022
• After-tax cash flow: $7,058/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

+123.1% since first listed

9 events — show timeline

• 2026-06-09 Listed $72,500 WNYREIS
• 2021-12-31 Listing Removed — UNYREIS
• 2021-08-26 Listed $189,900 UNYREIS
• 2021-07-31 Listing Removed — UNYREIS
• 2021-04-25 Relisted — UNYREIS
• 2021-04-15 Pending — UNYREIS
• 2021-03-04 Listed $69,900 UNYREIS
• 2005-09-02 Sold (Public Records) $19,000 Public Records
• 2001-06-05 Sold (Public Records) $32,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,034 · +3.8% YoY. Source: county tax records.