7 Lakeport St · Rochester, NY 14612

$150,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 6 Days on market

Built 1900 6,534 sqft lot Est $185k · 19% under

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Truly one-of-a-kind opportunity in Charlotte with a stunning setting overlooking the Genesee River, Turning Point Park, and the surrounding river corridor! Currently configured with 5 bedrooms, a possible 6th bedroom/office, and 2 full bathrooms, this property offers a rare amount of space, character, and upside. Inside, you’ll find dramatic wood ceilings, exposed beams, custom woodwork, skylights, arched windows, unique architectural details, multiple living spaces, a first-floor bedroom option, first-floor laundry, an eat-in kitchen, and a striking loft/upper-level design with nautical-inspired railings and catwalk-style spaces that make this home anything but ordinary. The prope

Key facts

• Arched windows
• Exposed beams
• Skylights

Tags

• DRAMATIC WOOD CEILINGS
• EXPOSED BEAMS
• CUSTOM WOODWORK
• SKYLIGHTS
• ARCHED WINDOWS
• UNIQUE ARCHITECTURAL DETAILS

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: No garage; Driveway; Shared driveway
• Utilities: Cable available; Electricity connected (circuit breakers); High-speed internet available; Sewer connected; Public water connected
• Home design: Two-story home; Existing construction; Has view
• Construction: Wood siding; Copper plumbing; Architectural shingle roof; Block and stone foundation; Resale condition
• Exterior features: Blacktop driveway; Deck; Partial fencing; Fence; River access to Genesee River; Stream nearby; Located on a cul-de-sac; Near public transit; Rectangular residential lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: One main-level bedroom; Total rooms include bedrooms (8 total rooms listed)
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Forced air; Multiple heating units; Programmable thermostat
• Interior features: Skylights; Ceiling fans; Cathedral ceilings; Separate formal dining room; Eat-in kitchen; Separate formal living room; Home office; Kitchen island; Pantry; Bedroom on main level; Convertible bedroom; Primary suite with bath; Main level primary; Programmable thermostat
• 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 $150k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $146k (3.0% below list).
• Recommended offer: $146k (3.0% 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 (+5.4%/yr); 129 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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.

Negotiation context

• Only 6 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.

Recommended offer $145,569 (3.0% below list)

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: 0.97% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $185,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Saint Johns Park	0.25mi	2/1.0	1,160 (-1%)	4mo	$125,000	$108	82
158 Stutson St	0.38mi	2/2.0	1,169 (-0%)	5mo	$185,000	$158	74
93 Atwell St	0.27mi	2/1.0	1,238 (+6%)	10mo	$225,000	$182	70
89 Alpine Rd	0.56mi	3/1.0 (+1)	1,132 (-4%)	0mo	$155,500	$137	63
20 Afton St	0.34mi	3/1.0 (+1)	1,255 (+7%)	7mo	$53,000	$42	62
26 Hannahs Ter	0.31mi	2/1.0	1,014 (-14%)	3mo	$137,000	$135	60
34 Dugan Pl	0.29mi	3/1.0 (+1)	1,300 (+11%)	9mo	$155,000	$119	56
238 Belmont Rd	0.71mi	3/1.0 (+1)	1,200 (+2%)	8mo	$230,000	$192	51
173 Eaton Rd	0.44mi	3/1.5 (+1)	1,332 (+14%)	1mo	$302,000	$227	49
197 Eaton Rd	0.48mi	3/1.0 (+1)	1,348 (+15%)	7mo	$220,000	$163	42
28 Alonzo St	0.63mi	3/1.5 (+1)	1,268 (+8%)	10mo	$215,000	$170	42
264 Alpine Rd	0.69mi	3/1.0 (+1)	1,292 (+10%)	10mo	$120,000	$93	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,182
• Equity at exit: $22,365

10-year hold

• IRR: 7.6%
• Equity multiple: 1.63×
• Total profit: $26,418
• Equity at exit: $12,969

Cash invested: $42,000 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$787
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $214

Break-even live

Break-even rent $1,185

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $299	-5% $256	+0% $214	+5% $171	+10% $129
Rent	-10% $99	-5% $156	+0% $214	+5% $271	+10% $329
Rate	-1.0pp $289	-0.5pp $252	base $214	+0.5pp $175	+1.0pp $135

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Valley St Apt 4 Rochester, NY	1.0	1.0	700	$995	$1.42	4d	1	0.40mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	3d	1	0.62mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	3d	1	0.66mi
3704 Lake Ave Rochester, NY	1.0	1.0	750	$1,200	$1.60	24d	1	0.70mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	45d	1	0.72mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	3d	1	0.78mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	0.85mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	0.87mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	1.15mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	1.15mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	1.17mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	1.26mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	1.35mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	1.35mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	1.41mi

Listing history 5 events

1. 2026-06-21
   days on market $150,000 Active 6 DOM
2. 2026-06-18
   days on market $150,000 Active 3 DOM
3. 2026-06-17
   days on market $150,000 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   listed $150,000 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: $1,046 · $87/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$744/yr (+$62/mo · 71.2%)

ⓘ 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 ≥95°F today · 16 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: $17,468
• − Mortgage interest: −$8,402
• − Property taxes: −$1,046
• − Insurance: −$750
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,364
• Taxable income: $111
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,538/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): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

1 event — show timeline

• 2026-06-15 Listed $150,000 UNYREIS

Property tax history

-1.1%/yr

Latest (2025): $1,046 · -5.0% YoY. Source: county tax records.