121 Masseth St · Rochester, NY 14606

$74,900

4 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 8 Days on market

Built 1920 2,803 sqft lot Est $107k · 30% 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
• 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
• Appreciation +0.0/10.0

Listing remarks

An EXCELLENT VALUE! Well Kept and in very good condition. Large living room, dining room, and large primary bedroom. Replacement windows, 10 year old tear off roof, high efficiency furnace, new blown in insulation, and water line to the street. Enclosed porch, garage, security system and more. Low taxes. Delayed negotiations until Monday June 15 @ 4pm.

Key facts

• 2,803 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached 1-car garage
• Security: Owned security system
• Utilities: Public water (connected); Sewer connected; High-speed internet available; Cable available; Circuit breaker electrical
• Home design: 2-story house; Existing construction
• Construction: Wood siding; Blown-in insulation; Copper plumbing; Shingle roof; Block foundation
• Exterior features: Concrete driveway; Enclosed porch; Porch; Partial fencing; Fence; Near public transit; Irregular, residential lot; City street frontage; Basement (full)

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Pantry; Programmable thermostat; Thermal windows
• Laundry & utility: Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 18.9% 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 (+6.3%/yr); 124 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 34% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $74,900

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: 2.14% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.03%
• DSCR: 3.00
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $107,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Rugraff St	0.11mi	3/1.0 (-1)	1,200 (-2%)	3mo	$123,000	$103	85
61 Myrtle St	0.32mi	3/1.0 (-1)	1,225 (+1%)	2mo	$110,000	$90	78
823 Jay St	0.16mi	3/2.0 (-1)	1,292 (+6%)	3mo	$143,000	$111	71
6 Marlow St	0.36mi	3/1.0 (-1)	1,244 (+2%)	5mo	$60,000	$48	70
385 Hague St	0.33mi	4/1.0	1,365 (+12%)	1mo	$120,000	$88	64
19 Kondolf St	0.25mi	3/1.0 (-1)	1,078 (-12%)	5mo	$109,900	$102	60
111 Parkway	0.62mi	3/1.0 (-1)	1,242 (+2%)	4mo	$87,500	$70	59
55 Santee St	0.60mi	3/1.5 (-1)	1,272 (+4%)	1mo	$124,900	$98	56
307 Hague St	0.41mi	3/1.0 (-1)	1,356 (+11%)	1mo	$70,000	$52	56
631 Smith St	0.57mi	3/1.0 (-1)	1,139 (-6%)	3mo	$82,500	$72	55
28 Cedar St	0.38mi	3/1.5 (-1)	1,395 (+14%)	2mo	$90,000	$65	49
29 Dakota St	0.57mi	4/1.0	1,039 (-15%)	2mo	$90,000	$87	47

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: 45.7%
• Equity multiple: 3.07×
• Total profit: $43,447
• Equity at exit: $11,168

10-year hold

• IRR: 52.9%
• Equity multiple: 7.02×
• Total profit: $126,339
• Equity at exit: $6,476

Cash invested: $20,972 (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: 124
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$393
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $787

Break-even live

Break-even rent $605

Max offer price $74,900

Occupancy floor 46%

Sensitivity live

Price	-10% $829	-5% $808	+0% $787	+5% $766	+10% $745
Rent	-10% $661	-5% $724	+0% $787	+5% $850	+10% $914
Rate	-1.0pp $825	-0.5pp $806	base $787	+0.5pp $768	+1.0pp $748

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.34mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.35mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.70mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	0.90mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.95mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.08mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.18mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.21mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	1.22mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	1.26mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.44mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.45mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.45mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.47mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	1.50mi

Listing history 9 events

1. 2026-06-18
   status $74,900 Pending 8 DOM
2. 2026-06-18
   days on market $74,900 Active 8 DOM
3. 2026-06-17
   days on market $74,900 Active 7 DOM
4. 2026-06-16
   days on market $74,900 Active 6 DOM
5. 2026-06-15
   price $74,900 Active 5 DOM
6. 2026-06-15
   days on market $84,900 Active 5 DOM
7. 2026-06-13
   days on market $84,900 Active 3 DOM
8. 2026-06-13
   remarks 354-char remark
9. 2026-06-13
   listed $84,900 Active 2 DOM

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$309/yr (+$26/mo · 47.6%)

ⓘ 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) · 71% 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: $19,216
• − Mortgage interest: −$4,196
• − Property taxes: −$649
• − Insurance: −$374
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$2,179
• Taxable income: $8,744
• Est. tax owed @ 24.0%: −$2,099
• After-tax cash flow: $7,346/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

1 event — show timeline

• 2026-06-10 Listed $84,900 UNYREIS

Property tax history

+2.3%/yr

Latest (2025): $649 · -5.4% YoY. Source: county tax records.