49 Shelter St · Rochester, NY 14611

$89,000

4 bd · 1.5 ba · 1,542 sqft · SingleFamily public records · 42 Days on market

Built 1924 5,178 sqft lot $58/sqft · at area comps Est $92k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 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 MLS

Turn Key Rental property. Tenant pays $1,250 per month plus utilities. Spacious 4 bedroom house with tenants that take pride in the property.

Key facts

• Long term tenant
• Immediate cash flow
• 5,178 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• LONG TERM TENANT
• IMMEDIATE CASH FLOW
• STRONG TENANT STABILITY
• RELIABLE INCOME POTENTIAL

Property features AI

Finance

• Other: Lot appears rectangular with city street frontage near public transit (lot dimensions 36 x 143, ~0.12 acres)

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2 stories; Resale property; Asphalt roof
• Construction: Wood siding; Copper plumbing; Block foundation; Year built: existing
• Exterior features: Blacktop driveway; Partial fencing; Fence; Open porch

Interior

• Bedrooms: Total rooms: 9 (includes living, recreation, den, entry foyer, laundry)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Den; Separate/formal dining room; Entrance foyer; Separate/formal living room; Basement (full)
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 29 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 $1,747/mo this rent would consume 67% 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 $615 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $65k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1924 — 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: 1.96% ✓
• Cap rate: 17.21%
• Cash-on-cash: 39.01%
• DSCR: 2.74
• GRM: 4.2

CMA / ARV

• ARV (median comp): $91,751
• List price: $89,000
• Delta: -3.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Frost Ave	0.37mi	4/1.0	1,569 (+2%)	2mo	$75,000	$48	77
1283 Plymouth Ave S	0.36mi	4/2.0	1,621 (+5%)	1mo	$200,000	$123	72
91 Columbia Ave	0.43mi	3/1.5 (-1)	1,518 (-2%)	0mo	$145,000	$96	72
153 Barton St	0.45mi	3/2.0 (-1)	1,525 (-1%)	2mo	$255,000	$167	69
21 Gladstone St	0.66mi	4/1.0	1,584 (+3%)	1mo	$10,000	$6	62
790 Genesee St	0.39mi	4/2.0	1,389 (-10%)	2mo	$145,000	$104	62
71 Aberdeen St	0.39mi	4/1.5	1,740 (+13%)	2mo	$245,000	$141	59
455 Frost Ave	0.34mi	3/1.5 (-1)	1,352 (-12%)	1mo	$77,000	$57	58
117 Millbank St	0.64mi	4/2.0	1,639 (+6%)	1mo	$173,000	$106	56
797 Seward St	0.37mi	3/1.5 (-1)	1,336 (-13%)	1mo	$170,000	$127	55
88 Monica St	0.52mi	4/1.0	1,342 (-13%)	2mo	$97,500	$73	51
84 Ellicott St	0.68mi	3/3.5 (-1)	1,504 (-2%)	1mo	$223,000	$148	51

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: 39.0%
• Equity multiple: 2.75×
• Total profit: $43,550
• Equity at exit: $13,542

10-year hold

• IRR: 46.9%
• Equity multiple: 6.28×
• Total profit: $131,507
• Equity at exit: $8,163

Cash invested: $24,920 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$467
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $810

Break-even live

Break-even rent $722

Max offer price $89,000

Occupancy floor 49%

Sensitivity live

Price	-10% $860	-5% $835	+0% $810	+5% $785	+10% $760
Rent	-10% $672	-5% $741	+0% $810	+5% $879	+10% $948
Rate	-1.0pp $855	-0.5pp $833	base $810	+0.5pp $787	+1.0pp $764

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.12mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.26mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.27mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.28mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.48mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.64mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.67mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.75mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.80mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.83mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.83mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.84mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	0.93mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.94mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	0.99mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.03mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.04mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	1.09mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.10mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.10mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.21mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.26mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.31mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.32mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	1.43mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	1.44mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	1.46mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.46mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $89,000 Active 42 DOM
2. 2026-06-17
   days on market $89,000 Active 41 DOM
3. 2026-06-16
   days on market $89,000 Active 40 DOM
4. 2026-06-15
   days on market $89,000 Active 39 DOM
5. 2026-06-13
   days on market $89,000 Active 37 DOM
6. 2026-06-13
   days on market $89,000 Active 36 DOM
7. 2026-06-10
   days on market $89,000 Active 34 DOM
8. 2026-06-09
   days on market $89,000 Active 33 DOM
9. 2026-06-09
   days on market $89,000 Active 32 DOM
10. 2026-06-07
    days on market $89,000 Active 31 DOM
11. 2026-06-05
    days on market $89,000 Active 28 DOM
12. 2026-06-03
    days on market $89,000 Active 27 DOM
13. 2026-06-03
    days on market $89,000 Active 26 DOM
14. 2026-06-01
    days on market $89,000 Active 25 DOM
15. 2026-05-31
    days on market $89,000 Active 24 DOM
16. 2026-05-07
    listed $89,000 Active 705-char remark
17. 2024-03-11
    soldstatus $65,000
18. 2024-03-08
    soldstatus $65,000 Closed 141-char remark

    Show marketing remark (141 chars)

    Turn Key Rental property. Tenant pays $1,250 per month plus utilities. Spacious 4 bedroom house with tenants that take pride in the property.

19. 2023-12-27
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Turn Key Rental property. Tenant pays $1,250 per month plus utilities. Spacious 4 bedroom house with tenants that take pride in the property.

20. 2023-11-28
    status Pending Sale 141-char remark

    Show marketing remark (141 chars)

    Turn Key Rental property. Tenant pays $1,250 per month plus utilities. Spacious 4 bedroom house with tenants that take pride in the property.

21. 2023-11-27
    historical Continue to Show- Under Contract 141-char remark

    Show marketing remark (141 chars)

    Turn Key Rental property. Tenant pays $1,250 per month plus utilities. Spacious 4 bedroom house with tenants that take pride in the property.

22. 2023-11-08
    listed $69,900 Active 141-char remark

    Show marketing remark (141 chars)

    Turn Key Rental property. Tenant pays $1,250 per month plus utilities. Spacious 4 bedroom house with tenants that take pride in the property.

23. 2019-10-30
    historical
24. 2019-08-10
    listed $47,900 Active
25. 2019-08-01
    historical
26. 2019-05-14
    listed $49,900 Active
27. 2012-05-18
    soldstatus $22,500
28. 2011-11-28
    listed $25,000

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$353/yr (+$29/mo · 44.2%)

ⓘ 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: $20,968
• − Mortgage interest: −$4,985
• − Property taxes: −$798
• − Insurance: −$445
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$2,589
• Taxable income: $8,795
• Est. tax owed @ 24.0%: −$2,111
• After-tax cash flow: $7,610/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

+256.0% since first listed

13 events — show timeline

• 2026-05-07 Listed $89,000 UNYREIS
• 2024-03-11 Sold (Public Records) $65,000 Public Records
• 2024-03-08 Sold (MLS) $65,000 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-11-28 Pending — UNYREIS
• 2023-11-27 Contingent — UNYREIS
• 2023-11-08 Listed $69,900 UNYREIS
• 2019-10-30 Listing Removed — UNYREIS
• 2019-08-10 Listed $47,900 UNYREIS
• 2019-08-01 Listing Removed — UNYREIS
• 2019-05-14 Listed $49,900 UNYREIS
• 2012-05-18 Sold (MLS) $22,500 UNYREIS
• 2011-11-28 Listed $25,000 UNYREIS

Property tax history

+2.5%/yr

Latest (2025): $798 · +0.4% YoY. Source: county tax records.