17 Joseph Pl · Rochester, NY 14621

$54,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 37 Days on market

Built 1920 3,714 sqft lot

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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 +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute and Cozy 3-bedroom, 1-bath Cape Cod located in the City of Rochester! Step inside to a huge entryway that welcomes you into a spacious living room filled with natural light. The eat-in kitchen offers plenty of room for casual meals and everyday convenience. Enjoy the ease of a 1st-floor bedroom and full bath, perfect for flexible living arrangements. Upstairs, you’ll find 2 additional bedrooms. Outside, a fully fenced yard with mature trees provides a private and peaceful outdoor retreat. A great opportunity for a homeowner or investor alike! Come make this one yours today!

Key facts

• 1st-floor bedroom
• Huge entryway
• Eat-in kitchen

Tags

• HUGE ENTRYWAY
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• 1ST-FLOOR BEDROOM
• FULLY FENCED YARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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; 30 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 $1,503/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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.74% ✓
• Cap rate: 24.25%
• Cash-on-cash: 64.13%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $113,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Cleon St	0.57mi	3/1.0	1,089 (-1%)	1mo	$83,000	$76	72
65 Kosciusko St	0.56mi	3/1.0	1,097 (-0%)	3mo	$55,000	$50	71
623 Avenue D	0.08mi	3/1.0	1,254 (+14%)	2mo	$70,000	$56	71
172 Moulson St	0.48mi	4/2.0 (+1)	1,091 (-1%)	2mo	$159,000	$146	66
34 Zygment St	0.59mi	3/1.0	1,137 (+4%)	2mo	$182,000	$160	65
79 Kohlman St	0.20mi	3/1.5	940 (-14%)	0mo	$96,500	$103	64
263 Weyl St	0.37mi	3/1.0	1,202 (+10%)	4mo	$85,000	$71	64
1475 North St	0.68mi	3/1.0	1,080 (-2%)	3mo	$136,740	$127	63
233 Avenue D	0.54mi	3/1.0	1,176 (+7%)	1mo	$30,000	$26	62
82 Kosciusko St	0.59mi	4/1.0 (+1)	1,137 (+4%)	3mo	$174,000	$153	59
199 Roycroft Dr	0.71mi	3/1.0	1,131 (+3%)	4mo	$52,000	$46	59
101 Rauber St	0.63mi	3/1.0	1,025 (-7%)	2mo	$144,000	$140	58

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: 68.8%
• Equity multiple: 4.34×
• Total profit: $51,387
• Equity at exit: $8,186

10-year hold

• IRR: 74.4%
• Equity multiple: 10.65×
• Total profit: $148,338
• Equity at exit: $4,747

Cash invested: $15,372 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$288
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $822

Break-even live

Break-even rent $463

Max offer price $54,900

Occupancy floor 40%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.32mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.35mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	44d	1	0.49mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.65mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	0.68mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.80mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	0.83mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	44d	1	0.89mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.93mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.94mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.98mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.11mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	10d	1	1.21mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.22mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.23mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	1.25mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.26mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.28mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	3d	4	1.30mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	44d	1	1.34mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.37mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	1.41mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.41mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.43mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.44mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	1.45mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.48mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	14d	3	1.49mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.49mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	1.50mi

Listing history 2 events

1. 2025-11-13
   status Pending
2. 2025-10-07
   listed $54,900 Active

ⓘ 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: $795 · $66/mo
• Expected delta: +$133/yr (+$11/mo · 20.1%)

ⓘ 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: $18,038
• − Mortgage interest: −$3,075
• − Property taxes: −$662
• − Insurance: −$274
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$1,597
• Taxable income: $9,543
• Est. tax owed @ 24.0%: −$2,290
• After-tax cash flow: $7,568/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

2 events — show timeline

• 2025-11-13 Pending — UNYREIS
• 2025-10-07 Listed $54,900 UNYREIS

Property tax history

+5.9%/yr

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