64 Murray St · Rochester, NY 14606

$99,900

3 bd · 1.0 ba · 1,379 sqft · SingleFamily public records · 32 Days on market

Built 1920 2,887 sqft lot Est $124k · 20% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 64 Murray St! This 3 Bedroom, 2 Bathroom home features a unique opportunity with a full 1 Bedroom, 1 Bathroom in-law suite w/ a kitchenette and private entrance upstairs. First floor offers 2 good sized bedrooms, a formal dining room, a modern and updated eat-in kitchen, first floor laundry, a nicely updated bathroom, vinyl windows & luxury vinyl floors throughout. Large full sized dry basement featuring an Updated HW Tank (2014) & a Newer Furnace. Exterior features a Newer Roof, huge driveway great for off-street parking, a partially fenced backyard, and a covered front porch. Brand New Transferable C of O will be provided at closing. No delayed negotiations in place

Key facts

• In-law suite
• Formal dining room
• First floor laundry

Tags

• IN-LAW SUITE
• PRIVATE ENTRANCE
• FORMAL DINING ROOM
• UPDATED EAT-IN KITCHEN
• FIRST FLOOR LAUNDRY
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: One story; Resale property
• Construction: Vinyl siding; Copper and PEX plumbing; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Partial fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms; Bedroom on main level; In-law suite
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Eat-in kitchen; Separate/formal living room; In-law floorplan; See remarks
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% 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 (+6.3%/yr); 125 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 6.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.46% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $124,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Rugraff St	0.08mi	3/1.0	1,487 (+8%)	2mo	$78,000	$52	81
28 Cedar St	0.33mi	3/1.5	1,395 (+1%)	2mo	$90,000	$65	79
307 Hague St	0.39mi	3/1.0	1,356 (-2%)	1mo	$70,000	$52	78
385 Hague St	0.32mi	4/1.0 (+1)	1,365 (-1%)	1mo	$120,000	$88	77
27 Rugraff St	0.07mi	3/1.0	1,200 (-13%)	3mo	$123,000	$103	73
64 Cameron St	0.39mi	3/1.5	1,440 (+4%)	2mo	$68,000	$47	71
487 Jay St	0.45mi	3/1.5	1,459 (+6%)	3mo	$150,000	$103	65
61 Myrtle St	0.36mi	3/1.0	1,225 (-11%)	2mo	$110,000	$90	63
46 Rogers Ave	0.55mi	3/1.0	1,458 (+6%)	3mo	$81,000	$56	62
91 Pool St	0.50mi	4/1.0 (+1)	1,458 (+6%)	1mo	$162,500	$111	61
55 Santee St	0.66mi	3/1.5	1,272 (-8%)	1mo	$124,900	$98	53
122 Dakota St	0.53mi	2/1.0 (-1)	1,200 (-13%)	3mo	$120,000	$100	46

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.70×
• Total profit: $19,625
• Equity at exit: $14,895

10-year hold

• IRR: 27.5%
• Equity multiple: 3.81×
• Total profit: $78,709
• 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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 125
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$524
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $484

Break-even live

Break-even rent $851

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $540	-5% $512	+0% $484	+5% $456	+10% $427
Rent	-10% $368	-5% $426	+0% $484	+5% $542	+10% $599
Rate	-1.0pp $534	-0.5pp $509	base $484	+0.5pp $458	+1.0pp $432

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	45d	1	0.15mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	23d	1	0.23mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.26mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	45d	1	0.40mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	16d	1	0.40mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	45d	1	0.44mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	45d	1	0.49mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	5d	1	0.50mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	23d	1	0.59mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	12d	1	0.75mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	16d	1	0.86mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	45d	1	0.89mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	4d	1	0.94mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	25d	1	1.03mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	45d	1	1.04mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	1.04mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	16d	1	1.08mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	45d	1	1.13mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.15mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	1.15mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	45d	1	1.16mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	25d	1	1.24mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	1.31mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	16d	1	1.36mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	23d	1	1.36mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	25d	1	1.43mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	45d	1	1.43mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	12d	1	1.44mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	12d	2	1.46mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	5d	8	1.47mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	1.48mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	45d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 32 DOM
2. 2026-06-18
   days on market $99,900 Active 29 DOM
3. 2026-06-17
   days on market $99,900 Active 28 DOM
4. 2026-06-16
   days on market $99,900 Active 27 DOM
5. 2026-06-15
   days on market $99,900 Active 26 DOM
6. 2026-06-13
   days on market $99,900 Active 24 DOM
7. 2026-06-13
   days on market $99,900 Active 23 DOM
8. 2026-06-10
   days on market $99,900 Active 21 DOM
9. 2026-06-09
   days on market $99,900 Active 20 DOM
10. 2026-06-09
    days on market $99,900 Active 19 DOM
11. 2026-06-07
    days on market $99,900 Active 18 DOM
12. 2026-06-05
    days on market $99,900 Active 15 DOM
13. 2026-06-03
    days on market $99,900 Active 14 DOM
14. 2026-06-03
    days on market $99,900 Active 13 DOM
15. 2026-06-01
    days on market $99,900 Active 12 DOM
16. 2026-05-31
    days on market $99,900 Active 11 DOM
17. 2026-02-27
    listed $99,900 Active 853-char remark

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$204/yr (+$17/mo · 15.9%)

ⓘ 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 ≥96°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: $17,561
• − Mortgage interest: −$5,596
• − Property taxes: −$1,281
• − Insurance: −$500
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,906
• Taxable income: $4,468
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,733/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $99,900 UNYREIS
• 2026-05-20 Listing Removed — UNYREIS
• 2026-02-27 Listed $99,900 UNYREIS

Property tax history

+8.4%/yr

Latest (2025): $1,281 · +71.3% YoY. Source: county tax records.