933 Jefferson Ave · Rochester, NY 14611

$99,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 16 Days on market

Built 1900 3,820 sqft lot Est $124k · 19% under

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Why this score? — see what drove the A- 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 +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Great investment opportunity just steps from University of Rochester. This 3-bedroom, 1.5-bath home offers strong rental income with current rent at $1,395/month, generating an 8%+ cap rate. Property features three spacious bedrooms, a functional layout, and a full unfinished basement for storage or future potential. Major updates include newer mechanicals and a solid roof, reducing immediate capital expenditure needs. Current tenant in place through end of June, offering flexibility for investors or owner-occupants. Excellent location with consistent rental demand due to proximity to the university, hospitals, and major employers.

Key facts

• Newer mechanicals
• Excellent location
• Strong rental income

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL INCOME
• FULL UNFINISHED BASEMENT
• NEWER MECHANICALS
• SOLID ROOF
• EXCELLENT LOCATION

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 $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 (+6.4%/yr); 78 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,738/mo this rent would consume 66% 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 $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 (-2.9% appreciation + 6.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.74% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.58%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $124,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1074 Exchange St	0.25mi	3/1.0	1,170 (-3%)	2mo	$120,000	$103	82
84 Stratford Park	0.25mi	3/1.0	1,275 (+6%)	1mo	$83,000	$65	78
90 Cottage St	0.19mi	3/1.0	1,303 (+8%)	1mo	$145,000	$111	77
393 Cottage St	0.19mi	2/1.0 (-1)	1,286 (+7%)	2mo	$10,000	$8	73
797 Seward St	0.27mi	3/1.5	1,336 (+11%)	1mo	$170,000	$127	66
116 W High Ter	0.52mi	3/1.0	1,256 (+4%)	6mo	$74,500	$59	63
18 Melrose St	0.42mi	4/1.5 (+1)	1,286 (+7%)	2mo	$180,000	$140	61
36 Spruce Ave	0.70mi	3/1.0	1,172 (-3%)	3mo	$165,000	$141	60
70 Barton St	0.23mi	2/2.0 (-1)	1,330 (+10%)	5mo	$150,000	$113	59
455 Frost Ave	0.54mi	3/1.5	1,352 (+12%)	1mo	$77,000	$57	52
88 Monica St	0.50mi	4/1.0 (+1)	1,342 (+12%)	2mo	$97,500	$73	52
149 Champlain St	0.64mi	2/1.0 (-1)	1,100 (-9%)	5mo	$78,000	$71	46

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: 29.1%
• Equity multiple: 2.27×
• Total profit: $35,603
• Equity at exit: $15,201

10-year hold

• IRR: 38.3%
• Equity multiple: 5.17×
• Total profit: $116,539
• Equity at exit: $9,163

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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$524
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $713

Break-even live

Break-even rent $836

Max offer price $99,900

Occupancy floor 54%

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.13mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.35mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	0.49mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.64mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.75mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.83mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.87mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.87mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.88mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.88mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.89mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	0.91mi
71 Sanford St Unit 1546304P Rochester, NY	2.0	1.0	839	$4,032	$4.81	14d	1	0.94mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.98mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	0.99mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	0.99mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	0.99mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	3d	5	1.00mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.00mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	1.00mi
90 Manor Pkwy Rochester, NY	2.0	1.0	600	$1,485	$2.48	10d	3	1.01mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	1.02mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	1.03mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.04mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	1.11mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	1.17mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	14d	1	1.19mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	1.19mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	1.23mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	44d	1	1.24mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.27mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.32mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	1.36mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.36mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	3d	1	1.42mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	14d	1	1.45mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.49mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.49mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	3d	1	1.49mi

Listing history 16 events

1. 2026-04-09
   status Pending
2. 2026-04-05
   historical Active Under Contract
3. 2026-03-24
   listed $99,900 Active
4. 2026-03-06
   historical
5. 2026-01-14
   listed $114,900 Active
6. 2026-01-04
   historical
7. 2025-11-06
   listed $114,900 Active
8. 2025-10-29
   historical
9. 2025-10-13
   price $99,900
10. 2025-09-03
    price $119,900
11. 2025-07-29
    listed $134,900 Active
12. 2024-09-27
    soldstatus $180,000
13. 2017-06-02
    soldstatus $48,000
14. 2017-06-01
    soldstatus $50,000 Closed Sale or Rented
15. 2017-04-30
    status Pending Sale
16. 2017-03-11
    listed $56,900 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: $1,137 · $95/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$276/yr (+$23/mo · 24.2%)

ⓘ 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 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: $20,858
• − Mortgage interest: −$5,596
• − Property taxes: −$1,137
• − Insurance: −$500
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$2,906
• Taxable income: $7,382
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $6,783/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

+75.6% since first listed

16 events — show timeline

• 2026-04-09 Pending — UNYREIS
• 2026-04-05 Contingent — UNYREIS
• 2026-03-24 Listed $99,900 UNYREIS
• 2026-03-06 Listing Removed — UNYREIS
• 2026-01-14 Listed $114,900 UNYREIS
• 2026-01-04 Listing Removed — UNYREIS
• 2025-11-06 Listed $114,900 UNYREIS
• 2025-10-29 Listing Removed — UNYREIS
• 2025-10-13 Price Changed $99,900 UNYREIS
• 2025-09-03 Price Changed $119,900 UNYREIS
• 2025-07-29 Listed $134,900 UNYREIS
• 2024-09-27 Sold (Public Records) $180,000 Public Records
• 2017-06-02 Sold (Public Records) $48,000 Public Records
• 2017-06-01 Sold (MLS) $50,000 UNYREIS
• 2017-04-30 Pending — UNYREIS
• 2017-03-11 Listed $56,900 UNYREIS

Property tax history

+7.6%/yr

Latest (2025): $1,137 · +0.0% YoY. Source: county tax records.