110 Canton St · Rochester, NY 14606

$100,000

3 bd · 1.5 ba · 1,360 sqft · SingleFamily public records · 6 Days on market

Built 1986 3,848 sqft lot Est $122k · 18% under

---

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

Welcome to a spacious home full of potential, nestled on a quiet street in the heart of the city. This property offers a smart and functional layout with generously sized rooms, natural light throughout, and a great flow for everyday living The interior features a large living room, formal dining area, and a well-proportioned kitchen that can easily be updated to your taste. Upstairs you’ll find well-sized bedrooms and a full bath. The home needs rehab with some work it can truly shine. Whether you’re an investor looking for your next project or a homeowner ready to make it your own, this is a solid home with great bones and a beautiful layout. Don’t miss this opportunity.

Key facts

• 3,848 sq ft lot
• Garage
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.6% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 32% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $73k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.36%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Avery St	0.23mi	3/1.0	1,296 (-5%)	1mo	$80,000	$62	78
46 Rogers Ave	0.33mi	3/1.0	1,458 (+7%)	3mo	$81,000	$56	68
55 Santee St	0.48mi	3/1.5	1,272 (-6%)	1mo	$124,900	$98	66
78 Northampton St	0.33mi	2/1.5 (-1)	1,200 (-12%)	0mo	$209,000	$174	60
91 Pool St	0.45mi	4/1.0 (+1)	1,458 (+7%)	1mo	$162,500	$111	59
385 Hague St	0.72mi	4/1.0 (+1)	1,365 (+0%)	1mo	$120,000	$88	58
64 Cameron St	0.65mi	3/1.5	1,440 (+6%)	2mo	$68,000	$47	58
42 Curtis St	0.67mi	3/1.5	1,287 (-5%)	4mo	$85,000	$66	57
61 Myrtle St	0.55mi	3/1.0	1,225 (-10%)	2mo	$110,000	$90	54
122 Dakota St	0.53mi	2/1.0 (-1)	1,200 (-12%)	3mo	$120,000	$100	46
515 Emerson St	0.59mi	4/1.5 (+1)	1,536 (+13%)	4mo	$129,900	$85	43
27 Rugraff St	0.74mi	3/1.0	1,200 (-12%)	3mo	$123,000	$103	41

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: 18.8%
• Equity multiple: 1.79×
• Total profit: $22,171
• Equity at exit: $14,910

10-year hold

• IRR: 29.3%
• Equity multiple: 4.03×
• Total profit: $84,700
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $522

Break-even live

Break-even rent $848

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.50mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.52mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.62mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.71mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	0.78mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.79mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.85mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	43d	1	0.89mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	43d	1	0.93mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.96mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	1.12mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	2d	1	1.12mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.18mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.19mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.35mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	43d	1	1.39mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.40mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.45mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.49mi

Listing history 8 events

1. 2026-03-10
   status Pending
2. 2026-03-09
   price $100,000
3. 2026-03-03
   listed $90,000 Active
4. 2025-07-31
   status Pending
5. 2025-07-30
   historical
6. 2025-07-23
   listed $90,000 Active
7. 2006-07-20
   soldstatus $72,900
8. 1998-10-23
   soldstatus $61,500

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$221/yr (+$18/mo · 17.7%)

ⓘ 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: $18,102
• − Mortgage interest: −$5,602
• − Property taxes: −$1,248
• − Insurance: −$500
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$2,909
• Taxable income: $4,947
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $5,072/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

+62.6% since first listed

8 events — show timeline

• 2026-03-10 Pending — UNYREIS
• 2026-03-09 Price Changed $100,000 UNYREIS
• 2026-03-03 Listed $90,000 UNYREIS
• 2025-07-31 Pending — UNYREIS
• 2025-07-30 Listing Removed — UNYREIS
• 2025-07-23 Listed $90,000 UNYREIS
• 2006-07-20 Sold (Public Records) $72,900 Public Records
• 1998-10-23 Sold (Public Records) $61,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,248 · +0.0% YoY. Source: county tax records.