110 Saint Casimir St · Rochester, NY 14621

$169,900

2 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 48 Days on market

Built 1920 3,366 sqft lot

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Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Well Maintained 2 BR 1 BA Colonial. So many updates within the last 10 years: Roof (2014), Vinyl Siding, Furnace (2016), Glass Block Windows, Refinished Hardwood floors (2018), Bathroom, Windows & so much more! Previous City Improvement Grant Home! Welcoming front porch, fenced yard & 2 car detached garage. Long Term tenant who maintains the property! Rents are $950 per month but could be much much higher. * * Some pre-tenant photos posted for reference. * * Certificate of Occupancy fully transferable & good through 09/01/24. COVID guidelines much be followed, masks required. Close to Rochester General, schools, shopping, dining & more. DO NOT WAIT! Inventory and rates are low!

Key facts

• Renovated bathroom
• Formal dining room
• Updated kitchen

Tags

• UPDATED KITCHEN
• FORMAL DINING ROOM
• STAINLESS STEEL APPLIANCES
• NEW CABINETRY
• RENOVATED BATHROOM
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (17.3% below list).
• Recommended offer: $141k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: School 22-Lincoln School (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 486 students, 94% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+8.9%/yr); 116 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,406/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $65k; list at $170k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $140,575 (17.3% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 17% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $89,133
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Northlane Dr	0.41mi	2/1.5	1,232 (+1%)	2mo	$90,142	$73	76
34 Zygment St	0.19mi	3/1.0 (+1)	1,137 (-7%)	2mo	$182,000	$160	74
623 Avenue D	0.45mi	3/1.0 (+1)	1,254 (+3%)	2mo	$70,000	$56	68
155 Wakefield St	0.26mi	3/1.0 (+1)	1,357 (+11%)	3mo	$208,500	$154	62
95 Cleon St	0.38mi	3/1.0 (+1)	1,089 (-11%)	1mo	$83,000	$76	58
2 Oscar St	0.56mi	3/1.0 (+1)	1,303 (+7%)	1mo	$65,000	$50	57
235 Ernst St	0.57mi	3/1.5 (+1)	1,164 (-5%)	2mo	$170,000	$146	56
1295 North Street St	0.42mi	3/1.5 (+1)	1,347 (+10%)	2mo	$70,000	$52	54
57 Milan St	0.47mi	3/1.0 (+1)	1,097 (-10%)	3mo	$190,000	$173	54
85 Eiffel Pl	0.46mi	3/2.0 (+1)	1,323 (+8%)	3mo	$60,000	$45	53
207 Herald St	0.68mi	3/2.0 (+1)	1,288 (+6%)	1mo	$60,000	$47	49
2 Bloomingdale St	0.67mi	3/1.0 (+1)	1,399 (+15%)	1mo	$45,000	$32	39

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-14,861
• Equity at exit: $25,333

10-year hold

• IRR: 6.4%
• Equity multiple: 1.58×
• Total profit: $27,429
• Equity at exit: $14,690

Cash invested: $47,572 (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: 116
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$891
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $83

Break-even live

Break-even rent $1,300

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $180	-5% $131	+0% $83	+5% $35	+10% $-13
Rent	-10% $-28	-5% $28	+0% $83	+5% $139	+10% $194
Rate	-1.0pp $169	-0.5pp $127	base $83	+0.5pp $39	+1.0pp $-5

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	21d	1	0.22mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	0.28mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	0.53mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	45d	1	0.58mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	16d	1	0.69mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.72mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.79mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	12d	1	0.81mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	45d	1	0.85mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	4d	4	0.92mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	0.95mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	1.00mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	1.01mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	45d	1	1.05mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	1.12mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	45d	1	1.15mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	4d	1	1.16mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	25d	1	1.22mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	1.27mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	1.42mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	16d	1	1.46mi

Listing history 13 events

1. 2026-05-12
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-03-25
   listed $169,900 Active
4. 2021-05-07
   soldstatus $64,900
5. 2021-05-06
   soldstatus $64,900 Closed Sale or Rented 723-char remark

   Show marketing remark (723 chars)

   Spacious Well Maintained 2 BR 1 BA Colonial. So many updates within the last 10 years: Roof (2014), Vinyl Siding, Furnace (2016), Glass Block Windows, Refinished Hardwood floors (2018), Bathroom, Windows & so much more! Previous City Improvement Grant Home! Welcoming front porch, fenced yard & 2 car detached garage. Long Term tenant who maintains the property! Rents are $950 per month but could be much much higher. * * Some pre-tenant photos posted for reference. * * Certificate of Occupancy fully transferable & good through 09/01/24. COVID guidelines much be followed, masks required. Close to Rochester General, schools, shopping, dining & more. DO NOT WAIT! Inventory and rates are low!

6. 2021-03-29
   status Under Contract- Do Not Show 723-char remark

   Show marketing remark (723 chars)

   Spacious Well Maintained 2 BR 1 BA Colonial. So many updates within the last 10 years: Roof (2014), Vinyl Siding, Furnace (2016), Glass Block Windows, Refinished Hardwood floors (2018), Bathroom, Windows & so much more! Previous City Improvement Grant Home! Welcoming front porch, fenced yard & 2 car detached garage. Long Term tenant who maintains the property! Rents are $950 per month but could be much much higher. * * Some pre-tenant photos posted for reference. * * Certificate of Occupancy fully transferable & good through 09/01/24. COVID guidelines much be followed, masks required. Close to Rochester General, schools, shopping, dining & more. DO NOT WAIT! Inventory and rates are low!

7. 2021-03-29
   historical Continue to Show- Under Contract 723-char remark

   Show marketing remark (723 chars)

   Spacious Well Maintained 2 BR 1 BA Colonial. So many updates within the last 10 years: Roof (2014), Vinyl Siding, Furnace (2016), Glass Block Windows, Refinished Hardwood floors (2018), Bathroom, Windows & so much more! Previous City Improvement Grant Home! Welcoming front porch, fenced yard & 2 car detached garage. Long Term tenant who maintains the property! Rents are $950 per month but could be much much higher. * * Some pre-tenant photos posted for reference. * * Certificate of Occupancy fully transferable & good through 09/01/24. COVID guidelines much be followed, masks required. Close to Rochester General, schools, shopping, dining & more. DO NOT WAIT! Inventory and rates are low!

8. 2021-03-25
   listed $64,900 Active 723-char remark

   Show marketing remark (723 chars)

   Spacious Well Maintained 2 BR 1 BA Colonial. So many updates within the last 10 years: Roof (2014), Vinyl Siding, Furnace (2016), Glass Block Windows, Refinished Hardwood floors (2018), Bathroom, Windows & so much more! Previous City Improvement Grant Home! Welcoming front porch, fenced yard & 2 car detached garage. Long Term tenant who maintains the property! Rents are $950 per month but could be much much higher. * * Some pre-tenant photos posted for reference. * * Certificate of Occupancy fully transferable & good through 09/01/24. COVID guidelines much be followed, masks required. Close to Rochester General, schools, shopping, dining & more. DO NOT WAIT! Inventory and rates are low!

9. 2018-05-18
   soldstatus $43,900
10. 2018-05-17
    soldstatus $43,900 Closed Sale or Rented 467-char remark

    Show marketing remark (467 chars)

    Well maintained 2 bedroom, 1 bath Colonial has a welcoming front porch and 2 car detached garage. This home is well cared for and has many improvements; Vinyl siding; New tear off roof - 2014; New furnace- 2016; Hot water tank 2013, updated windows! Eat-in kitchen with Stainless stove and Refrigerator, generous formal dining room perfect for gatherings, updated bathroom, generous main bedroom with ample closet space. Washer and dryer are included. Move in ready!

11. 2018-03-26
    status Pending Sale 467-char remark

    Show marketing remark (467 chars)

    Well maintained 2 bedroom, 1 bath Colonial has a welcoming front porch and 2 car detached garage. This home is well cared for and has many improvements; Vinyl siding; New tear off roof - 2014; New furnace- 2016; Hot water tank 2013, updated windows! Eat-in kitchen with Stainless stove and Refrigerator, generous formal dining room perfect for gatherings, updated bathroom, generous main bedroom with ample closet space. Washer and dryer are included. Move in ready!

12. 2018-03-14
    status Under Contract- Do Not Show 467-char remark

    Show marketing remark (467 chars)

    Well maintained 2 bedroom, 1 bath Colonial has a welcoming front porch and 2 car detached garage. This home is well cared for and has many improvements; Vinyl siding; New tear off roof - 2014; New furnace- 2016; Hot water tank 2013, updated windows! Eat-in kitchen with Stainless stove and Refrigerator, generous formal dining room perfect for gatherings, updated bathroom, generous main bedroom with ample closet space. Washer and dryer are included. Move in ready!

13. 2018-02-23
    listed $44,900 Active 467-char remark

    Show marketing remark (467 chars)

    Well maintained 2 bedroom, 1 bath Colonial has a welcoming front porch and 2 car detached garage. This home is well cared for and has many improvements; Vinyl siding; New tear off roof - 2014; New furnace- 2016; Hot water tank 2013, updated windows! Eat-in kitchen with Stainless stove and Refrigerator, generous formal dining room perfect for gatherings, updated bathroom, generous main bedroom with ample closet space. Washer and dryer are included. Move in ready!

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$1,043/yr (+$87/mo · 132.9%)

ⓘ 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: $16,869
• − Mortgage interest: −$9,517
• − Property taxes: −$785
• − Insurance: −$850
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,943
• Taxable loss: −$1,924
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,462/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

+278.4% since first listed

13 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-04-20 Contingent — UNYREIS
• 2026-03-25 Listed $169,900 UNYREIS
• 2021-05-07 Sold (Public Records) $64,900 Public Records
• 2021-05-06 Sold (MLS) $64,900 UNYREIS
• 2021-03-29 Pending — UNYREIS
• 2021-03-29 Contingent — UNYREIS
• 2021-03-25 Listed $64,900 UNYREIS
• 2018-05-18 Sold (Public Records) $43,900 Public Records
• 2018-05-17 Sold (MLS) $43,900 UNYREIS
• 2018-03-26 Pending — UNYREIS
• 2018-03-14 Pending — UNYREIS
• 2018-02-23 Listed $44,900 UNYREIS

Property tax history

+4.6%/yr

Latest (2025): $785 · +0.0% YoY. Source: county tax records.