223 Orchard St · Rochester, NY 14606

$90,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 44 Days on market

Built 1910 2,178 sqft lot $91/sqft · 19% above area Est $76k · 19% over

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Why this score? — see what drove the C+ 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
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Another Rockin' Rochester Property! Welcome to a great opportunity for first-time home buyers or investors alike! BRAND NEW C of O! This charming 3-bedroom, 2-story home offers comfortable living space with a practical and easy-to maintain layout. This home is bright, clean, and ready for its next owner. The three bedrooms provide flexibility for a home office, guest space, or growing household, while the manageable size makes everyday living both convenient and affordable. Enjoy a convenient city location close to downtown Rochester, expressways, ballparks and stadiums, shopping, restaurants, and public transportation. The full basement offers additional storage, and the yard provides spac

Key facts

• 2,178 sq ft lot
• Garage
• Built 1910

Property features AI

Finance

• Other: City street frontage; Rectangular residential lot (approx. 45 x 53)

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: 2-story residence; Resale property
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Partial fence; Covered porch

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Walk-in pantry; Thermal windows; Has full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 (+6.3%/yr); 124 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1910 — 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: 1.80% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $75,550
• List price: $90,000
• Delta: 19.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Jay St	0.17mi	3/1.5	1,020 (+3%)	9mo	$150,000	$147	77
19 Kondolf St	0.18mi	3/1.0	1,078 (+9%)	5mo	$109,900	$102	72
142 Saxton St	0.24mi	2/1.0 (-1)	956 (-3%)	9mo	$50,000	$52	71
507 Ames St	0.48mi	3/1.0	1,020 (+3%)	3mo	$146,000	$143	70
288 Orchard St	0.10mi	2/1.0 (-1)	1,110 (+12%)	2mo	$63,000	$57	68
29 Dengler St	0.41mi	3/1.0	1,078 (+9%)	4mo	$95,000	$88	62
95 Angle St	0.46mi	2/1.0 (-1)	1,028 (+4%)	8mo	$76,000	$74	60
11 Danforth St	0.60mi	2/1.0 (-1)	962 (-3%)	4mo	$80,000	$83	59
65 Saratoga Ave	0.43mi	2/1.0 (-1)	902 (-9%)	2mo	$28,000	$31	58
20 Wolff St	0.75mi	2/1.0 (-1)	1,041 (+5%)	4mo	$67,000	$64	48
114 Otis St	0.73mi	3/1.0	903 (-9%)	8mo	$67,500	$75	44
34 Klueh St	0.67mi	2/1.0 (-1)	884 (-10%)	9mo	$95,000	$107	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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.44×
• Total profit: $36,237
• Equity at exit: $13,419

10-year hold

• IRR: 41.4%
• Equity multiple: 5.53×
• Total profit: $114,121
• Equity at exit: $7,782

Cash invested: $25,200 (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: 124
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$472
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $711

Break-even live

Break-even rent $721

Max offer price $90,000

Occupancy floor 51%

Sensitivity live

Price	-10% $762	-5% $737	+0% $711	+5% $686	+10% $660
Rent	-10% $583	-5% $647	+0% $711	+5% $775	+10% $839
Rate	-1.0pp $757	-0.5pp $734	base $711	+0.5pp $688	+1.0pp $664

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	0.15mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	0.41mi
86 Parkway Rochester, NY	3.0	1.0	602	$1,600	$2.66	4d	1	0.47mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	24d	1	0.63mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.66mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.70mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	0.75mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.89mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	0.93mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	0.93mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.94mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.96mi
367 West Ave Unit 2 Rochester, NY	2.0	1.0	639	$1,275	$2.00	24d	1	0.97mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	1.11mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	1.11mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	15d	1	1.14mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	1.16mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	44d	1	1.17mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.19mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	1.23mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.28mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	4d	3	1.30mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.35mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	1.38mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.41mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	1.41mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	1.42mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	1.43mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.44mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $90,000 Active 44 DOM
2. 2026-06-17
   days on market $90,000 Active 43 DOM
3. 2026-06-16
   days on market $90,000 Active 42 DOM
4. 2026-06-15
   days on market $90,000 Active 41 DOM
5. 2026-06-13
   days on market $90,000 Active 39 DOM
6. 2026-06-13
   days on market $90,000 Active 38 DOM
7. 2026-06-10
   days on market $90,000 Active 36 DOM
8. 2026-06-09
   days on market $90,000 Active 35 DOM
9. 2026-06-09
   days on market $90,000 Active 34 DOM
10. 2026-06-07
    days on market $90,000 Active 33 DOM
11. 2026-06-05
    days on market $90,000 Active 30 DOM
12. 2026-06-03
    days on market $90,000 Active 29 DOM
13. 2026-06-03
    days on market $90,000 Active 28 DOM
14. 2026-06-01
    days on market $90,000 Active 27 DOM
15. 2026-05-31
    days on market $90,000 Active 26 DOM
16. 2026-05-06
    historical
17. 2026-05-05
    listed $90,000 Active 922-char remark
18. 2026-05-01
    historical
19. 2026-04-30
    historical
20. 2026-04-20
    price $90,000
21. 2026-04-09
    listed $70,000 Active
22. 2021-07-29
    historical
23. 2021-04-29
    listed $65,000 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: $723 · $60/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$399/yr (+$33/mo · 55.1%)

ⓘ 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: $19,459
• − Mortgage interest: −$5,041
• − Property taxes: −$723
• − Insurance: −$450
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$2,618
• Taxable income: $7,512
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $6,732/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

+38.5% since first listed

8 events — show timeline

• 2026-05-06 Listing Removed — UNYREIS
• 2026-05-05 Listed $90,000 UNYREIS
• 2026-05-01 Listing Removed — UNYREIS
• 2026-04-30 Listing Removed — UNYREIS
• 2026-04-20 Price Changed $90,000 UNYREIS
• 2026-04-09 Listed $70,000 UNYREIS
• 2021-07-29 Listing Removed — UNYREIS
• 2021-04-29 Listed $65,000 UNYREIS

Property tax history

+1.0%/yr

Latest (2025): $723 · -16.4% YoY. Source: county tax records.