370 Cottage St · Rochester, NY 14611

$69,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 5 Days on market

Built 1900 5,730 sqft lot

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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 +7.5/15.0
• 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

Looking for your next exciting project! This colonial style home has so much potential. Open front porch. The living room and dining room offer a nice open area to the foyer. The property features 3 bedrooms and 2 full bathrooms. Full unfinished attic that is all insulated and can make a great additional living space if finished. A few vinyl thermopane windows. Home is located near the University of Rochester and Strong Hospital. While this property does need your personal touch it has many possibilities to transform into your home or great investment. Multiple offers have been received. Highest and Best due by tomorrow 4/25/2026 at noon.

Key facts

• Open front porch
• 5,730 sq ft lot
• Built 1900

Tags

• OPEN FRONT PORCH
• FULL UNFINISHED ATTIC
• VINYL THERMOPANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 21.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,694/mo this rent would consume 65% 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 $483 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 (-2.9% appreciation + 6.4% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $70k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

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: 2.42% ✓
• Cap rate: 21.05%
• Cash-on-cash: 52.72%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $146,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
797 Seward St	0.17mi	3/1.5	1,336 (+1%)	1mo	$170,000	$127	88
84 Stratford Park	0.12mi	3/1.0	1,275 (-3%)	1mo	$83,000	$65	84
393 Cottage St	0.04mi	2/1.0 (-1)	1,286 (-3%)	2mo	$10,000	$8	83
92 Sawyer St	0.15mi	3/1.5	1,388 (+5%)	2mo	$166,000	$120	80
90 Cottage St	0.34mi	3/1.0	1,303 (-1%)	1mo	$145,000	$111	78
790 Genesee St	0.21mi	4/2.0 (+1)	1,389 (+5%)	2mo	$145,000	$104	75
18 Melrose St	0.28mi	4/1.5 (+1)	1,286 (-3%)	2mo	$180,000	$140	74
88 Monica St	0.35mi	4/1.0 (+1)	1,342 (+2%)	2mo	$97,500	$73	71
455 Frost Ave	0.52mi	3/1.5	1,352 (+2%)	1mo	$77,000	$57	69
1074 Exchange St	0.41mi	3/1.0	1,170 (-11%)	2mo	$120,000	$103	56
353 Sawyer St	0.53mi	3/2.0	1,477 (+12%)	3mo	$220,000	$149	53
84 Ellicott St	0.52mi	3/3.5	1,504 (+14%)	1mo	$223,000	$148	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: 54.6%
• Equity multiple: 3.53×
• Total profit: $49,596
• Equity at exit: $10,636

10-year hold

• IRR: 60.9%
• Equity multiple: 8.16×
• Total profit: $140,081
• Equity at exit: $6,412

Cash invested: $19,572 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$367
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $860

Break-even live

Break-even rent $606

Max offer price $69,900

Occupancy floor 44%

Sensitivity live

Price	-10% $899	-5% $880	+0% $860	+5% $840	+10% $820
Rent	-10% $726	-5% $793	+0% $860	+5% $927	+10% $994
Rate	-1.0pp $895	-0.5pp $878	base $860	+0.5pp $842	+1.0pp $823

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.09mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.33mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.45mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.48mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.65mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.69mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.72mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.73mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.73mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.77mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.78mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	0.85mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.85mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	0.87mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	0.87mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	22d	1	0.88mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	0.88mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	0.90mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.92mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	15d	1	0.99mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	1.03mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	3d	5	1.09mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	1.09mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	19d	1	1.10mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.11mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.14mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.14mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.17mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.20mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	1.27mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	15d	1	1.27mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	1.31mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.37mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.42mi
1698 Mount Hope Ave Rochester, NY	2.0	1.0	1544	$1,550	$1.00	19d	1	1.43mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.43mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	1.44mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.44mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	3d	1	1.46mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.48mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $69,900 Active
3. 1993-08-11
   soldstatus $20,000

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$93/yr (+$8/mo · 9.4%)

ⓘ 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) · 70% 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: $20,329
• − Mortgage interest: −$3,915
• − Property taxes: −$994
• − Insurance: −$350
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$2,033
• Taxable income: $9,784
• Est. tax owed @ 24.0%: −$2,348
• After-tax cash flow: $7,969/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

+249.5% since first listed

3 events — show timeline

• 2026-04-27 Pending — UNYREIS
• 2026-04-22 Listed $69,900 UNYREIS
• 1993-08-11 Sold (Public Records) $20,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $994 · +0.0% YoY. Source: county tax records.