78 Northampton St · Rochester, NY 14606

$139,900

2 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 9 Days on market

Built 1949 10,200 sqft lot $117/sqft · 21% below area Est $177k · 21% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• 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

Full of warmth, charm, and timeless character, this delightful ranch home offers a wonderful blend of comfort and convenience. The covered front porch is ideal for quiet mornings and summer evenings, while the living room's floor-to-ceiling hearth creates a cozy setting for the cooler months. Spacious bedrooms, built-in bookshelves, and an updated full bathroom (with a lovely dressing table) add to the home's appeal. There are gorgeous hardwood floors, beneath the carpeting, waiting to be admired! The inviting kitchen offers plenty of counter/cupboard space. The finished basement offers an abundance of storage, a half bath, an additional fireplace, and opportunities for a workshop/studio. M

Key facts

• Covered front porch
• Inviting kitchen
• Built in bookshelves

Tags

• COVERED FRONT PORCH
• FLOOR TO CEILING HEARTH
• BUILT IN BOOKSHELVES
• UPDATED FULL BATHROOM
• INVITING KITCHEN
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached garage with storage; Driveway
• Utilities: Public water connected; Sewer connected; Circuit breaker electric service; Cable available; High-speed internet available
• Home design: Single-story home; Existing/resale property
• Construction: Aluminum siding; Stone accents; Copper plumbing; Architectural shingle roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Covered patio/porch; Patio; Porch; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 85 x 120

Interior

• Kitchen: Electric oven; Electric range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 main level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Pantry; Solid surface counters; Window treatments; Drapes; Thermal windows; Workshop; Bedroom on main level; Main level primary; Has basement (full, partially finished); Has fireplace (2 fireplaces)
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (1.9% below list).
• Recommended offer: $137k (1.9% below list) — sets the bar for 1% rule.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,243 (1.9% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.98% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $176,548
• List price: $139,900
• Delta: -20.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Northampton St	0.00mi	2/1.5	1,200 (0%)	0mo	$209,000	$174	100
1008 Glide St	0.11mi	3/1.5 (+1)	1,106 (-8%)	1mo	$200,000	$181	76
22 Trento St	0.31mi	3/2.0 (+1)	1,246 (+4%)	6mo	$170,000	$136	67
164 Avery St	0.39mi	3/1.5 (+1)	1,168 (-3%)	6mo	$73,000	$63	67
301 Avery St	0.29mi	3/1.0 (+1)	1,296 (+8%)	1mo	$80,000	$62	65
225 Curtis St	0.50mi	3/1.0 (+1)	1,162 (-3%)	7mo	$115,000	$99	58
67 Dix St	0.48mi	3/1.0 (+1)	1,144 (-5%)	7mo	$90,000	$79	57
55 Santee St	0.66mi	3/1.5 (+1)	1,272 (+6%)	1mo	$124,900	$98	53
175 Curlew St	0.46mi	3/1.0 (+1)	1,056 (-12%)	5mo	$120,000	$114	47
20 Wolff St	0.62mi	2/1.0	1,041 (-13%)	4mo	$67,000	$64	44
86 Villa St	0.54mi	3/1.0 (+1)	1,050 (-12%)	7mo	$123,000	$117	41
60 Starling St	0.72mi	2/1.0	1,034 (-14%)	5mo	$135,000	$131	38

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-5,072
• Equity at exit: $20,860

10-year hold

• IRR: 9.5%
• Equity multiple: 1.83×
• Total profit: $32,667
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$734
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $203

Break-even live

Break-even rent $1,115

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $283	-5% $243	+0% $203	+5% $164	+10% $124
Rent	-10% $95	-5% $149	+0% $203	+5% $258	+10% $312
Rate	-1.0pp $274	-0.5pp $239	base $203	+0.5pp $167	+1.0pp $130

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.72mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	0.73mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	0.82mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.90mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	0.96mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	0.99mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	4d	1	1.09mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.12mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	1.13mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.19mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.22mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.26mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	1.29mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.29mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	1.32mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	1.33mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	24d	1	1.34mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.35mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	1.43mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.47mi

Listing history 3 events

1. 2026-05-07
   status Pending 922-char remark
2. 2026-04-27
   listed $139,900 Active 922-char remark
3. 2003-02-05
   soldstatus $51,000

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,716 · $143/mo
• Expected delta: +$649/yr (+$54/mo · 60.8%)

ⓘ 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: $16,469
• − Mortgage interest: −$7,837
• − Property taxes: −$1,067
• − Insurance: −$700
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,070
• Taxable income: $161
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,402/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

+309.8% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $209,000 UNYREIS
• 2026-05-07 Pending — UNYREIS
• 2026-04-27 Listed $139,900 UNYREIS
• 2003-02-05 Sold (Public Records) $51,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,067 · -5.8% YoY. Source: county tax records.