26 Borchard St · Rochester, NY 14621

$69,900

3 bd · 1.0 ba · 1,371 sqft · SingleFamily public records · 31 Days on market

Built 1887 4,879 sqft lot Est $69k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.6/15.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, turn key rental!!! Welcome to 26 Borchard Street! This two bedroom, one full bathroom home is impressive! The updates are endless! They include newer roof, windows, furnace, hot water tank, flooring and kitchen! The freshly painted walls add an inviting, warm feel throughout. Please note: one or more photos may be virtually staged. Delayed negotiations until May 31st, 2026 at 2:00 PM.

Key facts

• Newer furnace
• Newer flooring
• Newer kitchen

Tags

• NEWER ROOF
• NEWER WINDOWS
• NEWER FURNACE
• NEWER HOT WATER TANK
• NEWER FLOORING
• NEWER KITCHEN

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Existing (previously built)
• Construction: Vinyl siding; Asphalt roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions 34 x 143

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Eat-in kitchen; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 (+8.9%/yr); 114 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,551/mo this rent would consume 53% of the median local household income ($35k/yr) (locally 2756% 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 (-3.0%/yr); year-one equity from $483 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 (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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.
• Current owner paid $48k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1887 — 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: 2.22% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.76%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $68,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Oscar St	0.11mi	3/1.0	1,303 (-5%)	1mo	$65,000	$50	86
2 Bloomingdale St	0.31mi	3/1.0	1,399 (+2%)	1mo	$45,000	$32	82
63 Carthage St	0.43mi	4/1.0 (+1)	1,413 (+3%)	2mo	$90,000	$64	68
623 Avenue D	0.35mi	3/1.0	1,254 (-8%)	2mo	$70,000	$56	68
285 Avenue B	0.54mi	3/1.0	1,292 (-6%)	1mo	$50,000	$39	64
1358 N Clinton Ave	0.11mi	4/2.0 (+1)	1,567 (+14%)	2mo	$12,000	$8	60
455 Clifford Ave	0.66mi	3/1.0	1,440 (+5%)	2mo	$40,000	$28	59
25 Whittier Park	0.51mi	4/1.0 (+1)	1,493 (+9%)	0mo	$197,000	$132	56
233 Avenue D	0.44mi	3/1.0	1,176 (-14%)	1mo	$30,000	$26	54
73 Kosciusko St	0.71mi	3/1.0	1,470 (+7%)	2mo	$55,000	$37	53
749 Avenue D	0.49mi	4/1.5 (+1)	1,508 (+10%)	1mo	$80,000	$53	53
8 Emanon St	0.50mi	4/1.0 (+1)	1,182 (-14%)	2mo	$140,000	$118	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.38×
• Total profit: $46,485
• Equity at exit: $10,422

10-year hold

• IRR: 58.0%
• Equity multiple: 8.24×
• Total profit: $141,667
• Equity at exit: $6,044

Cash invested: $19,572 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$367
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $779

Break-even live

Break-even rent $565

Max offer price $69,900

Occupancy floor 45%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	0.39mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.49mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.55mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.84mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.86mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	0.97mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.01mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	1.06mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	1.12mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	1.13mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.19mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	1.20mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.20mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.21mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.21mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.22mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	1.29mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.32mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.32mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	1.41mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.43mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $69,900 Active 31 DOM
2. 2026-06-17
   days on market $69,900 Active 30 DOM
3. 2026-06-16
   days on market $69,900 Active 29 DOM
4. 2026-06-15
   days on market $69,900 Active 28 DOM
5. 2026-06-13
   days on market $69,900 Active 26 DOM
6. 2026-06-13
   days on market $69,900 Active 25 DOM
7. 2026-06-10
   days on market $69,900 Active 23 DOM
8. 2026-06-09
   days on market $69,900 Active 22 DOM
9. 2026-06-09
   days on market $69,900 Active 21 DOM
10. 2026-06-07
    days on market $69,900 Active 20 DOM
11. 2026-06-05
    days on market $69,900 Active 17 DOM
12. 2026-06-03
    days on market $69,900 Active 16 DOM
13. 2026-06-03
    days on market $69,900 Active 15 DOM
14. 2026-06-01
    days on market $69,900 Active 14 DOM
15. 2026-05-31
    days on market $69,900 Active 13 DOM
16. 2026-05-18
    listed $69,900 Active
17. 2025-03-11
    historical
18. 2024-09-11
    listed $69,900 Active
19. 2024-07-16
    historical
20. 2024-03-19
    status Active
21. 2024-01-29
    listed $69,900 Active
22. 2022-09-22
    soldstatus $47,500 Closed Sale or Rented
23. 2022-09-22
    soldstatus $47,500
24. 2022-07-07
    status Pending Sale
25. 2022-06-24
    price $49,900
26. 2022-06-03
    listed $59,900 Active
27. 2022-06-02
    historical
28. 2022-04-26
    status Active
29. 2022-04-26
    historical Continue to Show- Under Contract
30. 2022-03-30
    price $59,900
31. 2022-03-02
    listed $64,900 Active
32. 2022-03-01
    historical
33. 2022-02-24
    listed $59,900 Active

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$289/yr (+$24/mo · 47.9%)

ⓘ 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 2/10 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: $18,607
• − Mortgage interest: −$3,915
• − Property taxes: −$603
• − Insurance: −$350
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,033
• Taxable income: $8,728
• Est. tax owed @ 24.0%: −$2,095
• After-tax cash flow: $7,253/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+16.7% since first listed

18 events — show timeline

• 2026-05-18 Listed $69,900 UNYREIS
• 2025-03-11 Listing Removed — UNYREIS
• 2024-09-11 Listed $69,900 UNYREIS
• 2024-07-16 Listing Removed — UNYREIS
• 2024-03-19 Relisted — UNYREIS
• 2024-01-29 Listed $69,900 UNYREIS
• 2022-09-22 Sold (Public Records) $47,500 Public Records
• 2022-09-22 Sold (MLS) $47,500 UNYREIS
• 2022-07-07 Pending — UNYREIS
• 2022-06-24 Price Changed $49,900 UNYREIS
• 2022-06-03 Listed $59,900 UNYREIS
• 2022-06-02 Listing Removed — UNYREIS
• 2022-04-26 Relisted — UNYREIS
• 2022-04-26 Contingent — UNYREIS
• 2022-03-30 Price Changed $59,900 UNYREIS
• 2022-03-02 Listed $64,900 UNYREIS
• 2022-03-01 Listing Removed — UNYREIS
• 2022-02-24 Listed $59,900 UNYREIS

Property tax history

+5.2%/yr

Latest (2025): $603 · +0.0% YoY. Source: county tax records.