533 Frost Ave · Rochester, NY 14611

$77,400

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 55 Days on market

Built 1890 2,070 sqft lot $56/sqft · at area comps Est $77k · at est.

---

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 +7.3/15.0
• 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

This single-family home is a turnkey investment opportunity, fully rented and ready to generate immediate income. The property features three bedrooms and one full bath, with hardwood floors throughout that add warmth and character. A covered front porch provides a welcoming outdoor space, while the full attic offers ample storage potential. Whether you’re looking to expand your portfolio or secure a steady rental property, this home is a solid addition. Currently rented for $950 per month. C of O expires 4/16/2030

Key facts

• Covered front porch
• Full attic
• 2,070 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• COVERED FRONT PORCH
• FULL ATTIC

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected; Electric service (standard utilities)
• Home design: Two-story property; Resale home
• Construction: Vinyl siding; Block foundation; Existing (original) construction
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 18 x 115

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Total of 5 rooms (includes living and laundry areas)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Partial basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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 $1,613/mo this rent would consume 62% 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 $535 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,078 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1890 — 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: 2.08% ✓
• Cap rate: 18.27%
• Cash-on-cash: 42.77%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (median comp): $77,011
• List price: $77,400
• Delta: 0.50%
• 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
455 Frost Ave	0.11mi	3/1.5	1,352 (-2%)	1mo	$77,000	$57	90
18 Melrose St	0.37mi	4/1.5 (+1)	1,286 (-6%)	2mo	$180,000	$140	64
797 Seward St	0.67mi	3/1.5	1,336 (-3%)	1mo	$170,000	$127	62
392 Frost Ave	0.21mi	4/1.0 (+1)	1,569 (+14%)	2mo	$75,000	$48	60
84 Stratford Park	0.62mi	3/1.0	1,275 (-7%)	1mo	$83,000	$65	58
393 Cottage St	0.54mi	2/1.0 (-1)	1,286 (-6%)	2mo	$10,000	$8	58
90 Cottage St	0.73mi	3/1.0	1,303 (-5%)	1mo	$145,000	$111	57
88 Monica St	0.71mi	4/1.0 (+1)	1,342 (-2%)	2mo	$97,500	$73	57
91 Columbia Ave	0.56mi	3/1.5	1,518 (+11%)	0mo	$145,000	$96	54
219 Adams St	0.63mi	4/1.0 (+1)	1,564 (+14%)	0mo	$72,000	$46	42
1074 Exchange St	0.70mi	3/1.0	1,170 (-15%)	2mo	$120,000	$103	42
153 Barton St	0.74mi	3/2.0	1,525 (+11%)	2mo	$255,000	$167	41

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: 43.3%
• Equity multiple: 2.96×
• Total profit: $42,535
• Equity at exit: $11,777

10-year hold

• IRR: 50.8%
• Equity multiple: 6.79×
• Total profit: $125,456
• Equity at exit: $7,099

Cash invested: $21,672 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$406
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $772

Break-even live

Break-even rent $635

Max offer price $77,400

Occupancy floor 47%

Sensitivity live

Price	-10% $816	-5% $794	+0% $772	+5% $751	+10% $729
Rent	-10% $645	-5% $709	+0% $772	+5% $836	+10% $900
Rate	-1.0pp $811	-0.5pp $792	base $772	+0.5pp $752	+1.0pp $732

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: $19,350
• Closing costs: $2,322
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.15mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.26mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.38mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.39mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.40mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.40mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.51mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.65mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.66mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.67mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.70mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.82mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	0.83mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.89mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.89mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.90mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.95mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.01mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.03mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.05mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.06mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.08mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	1.10mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.10mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	1.11mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.11mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.12mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	1.12mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	1.16mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.22mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.24mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.24mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	1.24mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.26mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	1.27mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	1.28mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.31mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.34mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	1.36mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	1.36mi

Listing history 32 events

1. 2026-06-18
   days on market $77,400 Active 55 DOM
2. 2026-06-17
   days on market $77,400 Active 54 DOM
3. 2026-06-16
   days on market $77,400 Active 53 DOM
4. 2026-06-15
   days on market $77,400 Active 52 DOM
5. 2026-06-13
   days on market $77,400 Active 50 DOM
6. 2026-06-13
   pricedays on market $77,400 Active 49 DOM
7. 2026-06-10
   days on market $79,900 Active 47 DOM
8. 2026-06-09
   days on market $79,900 Active 46 DOM
9. 2026-06-09
   days on market $79,900 Active 45 DOM
10. 2026-06-07
    days on market $79,900 Active 44 DOM
11. 2026-06-05
    days on market $79,900 Active 41 DOM
12. 2026-06-03
    days on market $79,900 Active 40 DOM
13. 2026-06-03
    days on market $79,900 Active 39 DOM
14. 2026-06-01
    days on market $79,900 Active 38 DOM
15. 2026-05-31
    days on market $79,900 Active 37 DOM
16. 2026-04-24
    listed $79,900 Active 526-char remark
17. 2018-10-01
    soldstatus $3,200,000
18. 2018-01-18
    soldstatus $675,000
19. 2017-03-22
    status Pending Sale
20. 2017-03-22
    historical
21. 2017-03-10
    price $18,900
22. 2017-02-20
    price $19,900
23. 2017-01-30
    price $21,900
24. 2017-01-18
    price $22,500
25. 2016-11-16
    price $23,000
26. 2016-11-02
    listed $24,000 Active
27. 2015-11-10
    price $26,900
28. 2015-10-19
    price $27,900
29. 2015-10-02
    listed $26,900
30. 2014-10-19
    listed $34,900
31. 2012-07-06
    soldstatus $45,000
32. 2007-06-26
    soldstatus $27,000

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$274/yr (+$23/mo · 35.9%)

ⓘ 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: $19,352
• − Mortgage interest: −$4,336
• − Property taxes: −$761
• − Insurance: −$387
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$2,252
• Taxable income: $8,521
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $7,225/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

+186.7% since first listed

18 events — show timeline

• 2026-06-11 Price Changed $77,400 UNYREIS
• 2026-04-24 Listed $79,900 UNYREIS
• 2018-10-01 Sold (Public Records) $3,200,000 Public Records
• 2018-01-18 Sold (Public Records) $675,000 Public Records
• 2017-03-22 Pending — UNYREIS
• 2017-03-22 Listing Removed — UNYREIS
• 2017-03-10 Price Changed $18,900 UNYREIS
• 2017-02-20 Price Changed $19,900 UNYREIS
• 2017-01-30 Price Changed $21,900 UNYREIS
• 2017-01-18 Price Changed $22,500 UNYREIS
• 2016-11-16 Price Changed $23,000 UNYREIS
• 2016-11-02 Listed $24,000 UNYREIS
• 2015-11-10 Price Changed $26,900 WNYREIS
• 2015-10-19 Price Changed $27,900 WNYREIS
• 2015-10-02 Listed $26,900 UNYREIS
• 2014-10-19 Listed $34,900 UNYREIS
• 2012-07-06 Sold (Public Records) $45,000 Public Records
• 2007-06-26 Sold (Public Records) $27,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $761 · -7.4% YoY. Source: county tax records.