79 Miller St · Rochester, NY 14605

$99,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 9 Days on market

Built 1900 4,792 sqft lot Est $87k · 14% over

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.2/15.0

Listing remarks

Fantastic opportunity awaits with this classic 2-story traditional home located at 79 Miller Street in the heart of Rochester. Offering 1,224 square feet of functional living space, this property features 3 bedrooms, 1 full bathroom, and an inviting floor plan. Bonus room could be a bedroom. Laundry room on the first floor (hookups only) Situated on an easy-to-maintain rectangular lot, the property provides the perfect footprint for low-maintenance living or a steady portfolio addition for savvy investors looking to add value. The exterior boasts durable vinyl siding, and the full unfinished basement offers plenty of room for additional storage or utility spaces. Located in the Rochester

Key facts

• Durable vinyl siding
• Laundry room
• Easy to maintain lot

Tags

• 2 STORY TRADITIONAL HOME
• FUNCTIONAL LIVING SPACE
• BONUS ROOM
• LAUNDRY ROOM
• EASY TO MAINTAIN LOT
• DURABLE VINYL SIDING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story existing home
• Construction: Block foundation; Block and concrete construction
• Exterior features: Gravel driveway; Rectangular lot (40 x 120)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Convertible bedroom; Main level primary; Finished and partially finished basement
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.8% 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: 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,449/mo this rent would consume 82% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($688 loan paydown + $822 appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 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 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 $99,500

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: 1.46% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.42%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Dake St	0.38mi	2/1.0	947 (-1%)	4mo	$86,000	$91	77
39 Miller St	0.16mi	3/1.0 (+1)	1,032 (+8%)	4mo	$45,000	$44	72
206 Lincoln St	0.23mi	3/1.0 (+1)	888 (-8%)	10mo	$51,900	$58	64
46 Irondequoit St	0.25mi	2/1.0	840 (-12%)	5mo	$69,900	$83	64
859 North St	0.36mi	2/1.0	879 (-8%)	8mo	$69,000	$78	63
58 Ferncliffe Dr	0.40mi	2/1.0	889 (-7%)	12mo	$98,500	$111	59
135 Jerold St	0.51mi	3/1.0 (+1)	910 (-5%)	5mo	$125,000	$137	58
124 Aurora St	0.44mi	3/1.0 (+1)	1,005 (+5%)	11mo	$160,000	$159	58
60 Clairmount St	0.35mi	3/1.0 (+1)	1,100 (+15%)	9mo	$100,000	$91	46
95 Cleon St	0.69mi	3/1.0 (+1)	1,089 (+13%)	1mo	$83,000	$76	40
214 Winterroth St	0.71mi	3/2.0 (+1)	837 (-13%)	1mo	$180,000	$215	36
121 Baycliff Dr	0.70mi	3/1.5 (+1)	1,100 (+15%)	6mo	$190,000	$173	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.28×
• Total profit: $35,612
• Equity at exit: $33,070

10-year hold

• IRR: 28.2%
• Equity multiple: 4.34×
• Total profit: $93,124
• Equity at exit: $43,260

Cash invested: $27,860 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$522
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $544

Break-even live

Break-even rent $761

Max offer price $99,500

Occupancy floor 57%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.10mi
11 Renwood St Unit Dn Rochester, NY	2.0	1.0	690	$1,095	$1.59	23d	1	0.17mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.65mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.71mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	43d	1	0.75mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	0.75mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.82mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.84mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	43d	1	0.87mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.91mi
820 E Main St Unit 19 Rochester, NY	1.0	1.0	700	$995	$1.42	14d	1	0.96mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	43d	1	1.00mi
50 Prince St Rochester, NY	1.0	1.0	581	$1,700	$2.93	43d	1	1.08mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.09mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	23d	1	1.09mi
405 Alexander St Rochester, NY	2.0	1.0	800	$1,425	$1.78	3d	1	1.11mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	1.15mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	14d	3	1.20mi
370 Melville St Rochester, NY	1.0	1.0	720	$850	$1.18	3d	1	1.23mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	10d	1	1.24mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	10d	1	1.24mi
196 N Goodman St Unit 05 Rochester, NY	1.0	1.0	600	$1,095	$1.82	23d	1	1.24mi
196 N Goodman St Rochester, NY	1.0	1.0	600	$1,095	$1.82	3d	1	1.24mi
196 N Goodman St Unit 4 Rochester, NY	1.0	1.0	600	$1,195	$1.99	43d	1	1.24mi
196 N Goodman St Unit 07 Rochester, NY	1.0	1.0	550	$1,225	$2.23	23d	1	1.24mi
196 N Goodman St Rochester, NY	1.0	1.0	550	$1,195	$2.17	3d	1	1.24mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	1.26mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	43d	1	1.30mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.32mi
8 Prince St Rochester, NY	1.0	1.5	720	$1,600	$2.22	43d	1	1.32mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	43d	1	1.34mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	43d	1	1.35mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	23d	1	1.35mi
65 Waring Rd Rochester, NY	2.0	1.0	665	$848	$1.28	43d	1	1.38mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	23d	1	1.40mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	10d	1	1.41mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.41mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	3d	1	1.42mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	43d	1	1.42mi
25 Franklin St Rochester, NY	1.0	1.0	720	$1,595	$2.22	2d	5	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $99,500 Active 9 DOM
2. 2026-06-17
   days on market $99,500 Active 8 DOM
3. 2026-06-16
   days on market $99,500 Active 7 DOM
4. 2026-06-15
   days on market $99,500 Active 6 DOM
5. 2026-06-13
   days on market $99,500 Active 4 DOM
6. 2026-06-13
   days on market $99,500 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $99,500 Active 1 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: $453 · $38/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$614/yr (+$51/mo · 135.6%)

ⓘ 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 ≥95°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: $17,387
• − Mortgage interest: −$5,574
• − Property taxes: −$453
• − Insurance: −$498
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,895
• Taxable income: $5,187
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,279/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 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: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• 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

• 2026-06-09 Listed $99,500 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $453 · +6.9% YoY. Source: county tax records.