53 Hubbell Park · Rochester, NY 14608

$249,900

5 bd · 2.0 ba · 2,460 sqft · Townhouse · 14 Days on market

Built 1906 Good condition 2,475 sqft lot $102/sqft · 11% below area Est $280k · 11% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.3/15.0
• Cash flow +9.5/30.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Schools +1.9/10.0

Listing remarks

Welcome to this charming duplex in the heart of Corn Hill—one of Rochester’s most sought-after historic neighborhoods. This incredibly updated and well-maintained property offers a fantastic opportunity for both owner-occupants and investors. A covered open front porch provides a warm and inviting entry. Each unit has a separate entrance. The lower unit (#53 - currently occupied) features 2 bedrooms, 1 full bath, a spacious living room, formal dining room, and kitchen. The upper unit (#55) mirrors the layout of the lower unit plus it offers a versatile third bedroom or office—ideal for remote work or additional living space. Both units convey with their refrigerator and ov

Key facts

• Separate entrance
• Historic charm
• Built 1906

Tags

• COVERED OPEN FRONT PORCH
• SEPARATE ENTRANCE
• MAJOR MECHANICAL UPDATES
• NEW COMPLETE TEAR-OFF ROOF
• AMPLE OFF STREET PARKING
• HISTORIC CHARM

Property features AI

Finance

• Other: Two separate gas meters and two separate electric meters
• Financial info: Owner pays hot water (rent includes hot water); Operating expenses include water and sewer; One unit currently rented for $1,250/month (lease expires June 1, 2026)

Exterior

• Parking: No driveway; on-street parking
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2-story multi-family (2-unit) residential building; Residential 2-unit zoning; Rectangular lot approximately 33 x 75
• Construction: Brick construction; Copper plumbing; Asphalt shingle roof; Stone foundation; Existing (previously built)
• Exterior features: Covered porch

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Gas forced-air heating with multiple heating units
• Interior features: Hardwood and laminate flooring; varies by room; Full basement
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.4% below list).
• Recommended offer: $196k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+6.6%/yr); 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,964/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 1300% 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 $11k of equity ($2k loan paydown + $9k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,351 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1906 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $279,991
• List price: $249,900
• Delta: -10.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143-145 Hamilton St	0.48mi	6/2.0 (+1)	2,293 (-7%)	7mo	$305,000	$133	56
18 - 20 Eagle St	0.35mi	5/2.0	2,230 (-9%)	17mo	$235,500	$106	54
67-69 Ashland St	0.36mi	4/2.0 (-1)	2,212 (-10%)	13mo	$290,000	$131	50
47 Nicholson St	0.70mi	4/2.0 (-1)	2,190 (-11%)	12mo	$299,900	$137	34
166 Reynolds St	0.52mi	4/2.0 (-1)	2,136 (-13%)	20mo	$120,000	$56	32

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.51×
• Total profit: $35,583
• Equity at exit: $122,215

10-year hold

• IRR: 12.2%
• Equity multiple: 3.06×
• Total profit: $144,113
• Equity at exit: $196,393

Cash invested: $69,972 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-176

Break-even live

Break-even rent $2,186

Max offer price $224,457

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-89	+0% $-176	+5% $-262	+10% $-349
Rent	-10% $-331	-5% $-253	+0% $-176	+5% $-98	+10% $-21
Rate	-1.0pp $-50	-0.5pp $-112	base $-176	+0.5pp $-241	+1.0pp $-306

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	1.48mi

Listing history 3 events

1. 2026-05-11
   status Pending 1944-char remark
2. 2026-05-06
   historical Active Under Contract 1944-char remark
3. 2026-04-27
   listed $249,900 Active 1944-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,562
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$7,270
• Taxable loss: −$6,474
• Est. tax savings @ 24.0%: +$1,554
• After-tax cash flow: $-556/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This charming townhouse in Corn Hill is well-maintained and ready for new owners. A fresh coat of paint and some minor maintenance will enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

3 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-05-06 Contingent — UNYREIS
• 2026-04-27 Listed $249,900 UNYREIS