66 Hobart St · Rochester, NY 14611

$129,900

4 bd · 1.5 ba · 2,166 sqft · SingleFamily public records · 21 Days on market

Built 1920 4,916 sqft lot Est $204k · 36% 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 +8.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Spacious and full of potential, this 4/5-bedroom, 2 full bath home offers an incredible opportunity for an owner-occupant or savvy investor in a desirable 19th Ward location. Boasting 2,166 sq. ft. of living space on a . 11-acre lot, this 1920-built home combines character, space, and versatility. Inside, you'll find newly finished hardwood floors, generously sized rooms, and flexible living space ideal for a large household, home office, or rental potential. The walk-up attic offers additional storage or future expansion possibilities. Enjoy relaxing on the inviting front porch or side porch while appreciating the charm and convenience of city living. A lot of house and opportunity for the

Key facts

• 19th ward location
• Front porch
• Side porch

Tags

• 19TH WARD LOCATION
• NEWLY FINISHED HARDWOOD FLOORS
• WALK-UP ATTIC
• FRONT PORCH
• SIDE PORCH

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing (resale) property
• Construction: Cedar construction; Block foundation
• Exterior features: Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 122

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Hardwood; Varied flooring
• Bathrooms: 2 full bathrooms; 1 full bathroom located on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Separate/formal dining room; Bedroom on main level; Programmable thermostat; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

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 (+6.4%/yr); 78 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,693/mo this rent would consume 65% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 (-2.9% appreciation + 6.4% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $46k; list at $130k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.30% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $203,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Warwick Ave	0.34mi	4/2.0	2,272 (+5%)	3mo	$105,000	$46	72
174 Gardiner Ave	0.19mi	4/2.0	1,937 (-11%)	0mo	$205,507	$106	71
199 Wellington Ave	0.46mi	4/2.0	2,144 (-1%)	6mo	$166,500	$78	70
39 Rugby Ave	0.26mi	4/1.5	2,346 (+8%)	9mo	$220,000	$94	66
305 Aldine St	0.55mi	3/1.5 (-1)	2,136 (-1%)	1mo	$217,500	$102	66
469 Arnett Blvd	0.47mi	4/2.0	2,060 (-5%)	3mo	$125,000	$61	66
540 Maple St	0.65mi	4/2.0	2,197 (+1%)	1mo	$155,000	$71	65
359 Wellington Ave	0.62mi	4/2.0	2,138 (-1%)	7mo	$250,000	$117	61
442 Arnett Blvd	0.45mi	4/2.5	2,010 (-7%)	8mo	$120,000	$60	57
211 Wellington Ave	0.47mi	4/2.0	1,904 (-12%)	1mo	$262,000	$138	55
261 Warwick Ave	0.49mi	4/3.0	2,298 (+6%)	8mo	$255,000	$111	55
71 Inglewood Dr	0.63mi	4/1.0	1,949 (-10%)	3mo	$170,000	$87	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.47×
• Total profit: $16,989
• Equity at exit: $19,766

10-year hold

• IRR: 22.7%
• Equity multiple: 3.26×
• Total profit: $82,040
• Equity at exit: $11,915

Cash invested: $36,372 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$681
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $498

Break-even live

Break-even rent $1,062

Max offer price $129,900

Occupancy floor 66%

Sensitivity live

Price	-10% $572	-5% $535	+0% $498	+5% $462	+10% $425
Rent	-10% $365	-5% $431	+0% $498	+5% $565	+10% $632
Rate	-1.0pp $564	-0.5pp $531	base $498	+0.5pp $465	+1.0pp $430

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.09mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	0.20mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.65mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	0.87mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.98mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.98mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.99mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.17mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	1.23mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	1.28mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 21 DOM
2. 2026-06-18
   days on market $129,900 Active 18 DOM
3. 2026-06-17
   days on market $129,900 Active 17 DOM
4. 2026-06-16
   days on market $129,900 Active 16 DOM
5. 2026-06-15
   days on market $129,900 Active 15 DOM
6. 2026-06-13
   days on market $129,900 Active 13 DOM
7. 2026-06-13
   statusdays on market $129,900 Active 12 DOM
8. 2026-05-18
   listed $129,900 Active
9. 2021-03-05
   historical
10. 2021-01-22
    listed $69,900 Active
11. 2020-09-22
    historical
12. 2020-09-10
    status Active
13. 2020-08-18
    status Under Contract- Do Not Show
14. 2020-08-06
    listed $69,900 Active
15. 2020-06-30
    historical
16. 2020-03-25
    listed $69,900 Active
17. 2005-12-29
    soldstatus $45,900
18. 1997-04-18
    soldstatus $16,500

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$475/yr (+$40/mo · 38.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,315
• − Mortgage interest: −$7,276
• − Property taxes: −$1,245
• − Insurance: −$650
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$3,779
• Taxable income: $4,115
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,993/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+687.3% since first listed

11 events — show timeline

• 2026-05-18 Listed $129,900 UNYREIS
• 2021-03-05 Listing Removed — WNYREIS
• 2021-01-22 Listed $69,900 WNYREIS
• 2020-09-22 Listing Removed — WNYREIS
• 2020-09-10 Relisted — WNYREIS
• 2020-08-18 Pending — WNYREIS
• 2020-08-06 Listed $69,900 WNYREIS
• 2020-06-30 Listing Removed — WNYREIS
• 2020-03-25 Listed $69,900 WNYREIS
• 2005-12-29 Sold (Public Records) $45,900 Public Records
• 1997-04-18 Sold (Public Records) $16,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,245 · +0.0% YoY. Source: county tax records.