366 Tremont St · Rochester, NY 14608

$139,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 14 Days on market

Built 1890 4,416 sqft lot $106/sqft · 56% above area ↓ 18% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 366 Tremont Street; a beautifully updated 4-bedroom, 2 full bath single-family home! From the moment you arrive, you’ll appreciate the curb appeal with the brand NEW ROOF, NEW SIDING and NEW GUTTERS along with a fully fenced front yard offering both privacy and peace of mind. Step inside to find a freshly painted interior featuring a desirable first-floor bedroom complete with hardwood flooring and recessed lighting! The main level also includes a mix of stylish vinyl flooring and ceiling fans throughout for added comfort. Upstairs you'll find 3 bedrooms with all new carpeting! BOTH bathrooms have been completely updated with new vanities, STUNNING WALL TILE and GLASS SHOWE

Key facts

• Hardwood flooring
• New siding
• New gutters

Tags

• NEW ROOF
• NEW SIDING
• NEW GUTTERS
• FULLY FENCED FRONT YARD
• FIRST FLOOR BEDROOM
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing/resale property
• Construction: Shake siding; Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot; Located on a main thoroughfare

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 1 bedroom on main level
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 full bathroom on main level
• Heating & cooling: Gas forced-air heating; Window air conditioning units
• Interior features: Breakfast bar; Separate/formal living room; Combined living and dining area; Walk-in pantry; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,665/mo this rent would consume 49% 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 $6k of equity ($967 loan paydown + $5k 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.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k 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.
• 2 sale attempts 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 $139,900

Questions for the listing agent

1. Built in 1890 — 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: 1.19% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.24%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $89,633
• List price: $139,900
• Delta: 89.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Frost Ave	0.33mi	3/1.0	1,288 (-2%)	8mo	$59,000	$46	74
455 Frost Ave	0.44mi	3/1.5	1,352 (+2%)	1mo	$77,000	$57	73
286 Troup St	0.24mi	4/2.0 (+1)	1,284 (-3%)	5mo	$190,000	$148	71
1 Clifton St	0.17mi	2/1.5 (-1)	1,295 (-2%)	13mo	$220,000	$170	71
213 Flint St	0.58mi	4/2.0 (+1)	1,320 (0%)	10mo	$77,900	$59	56
39 Taylor St	0.64mi	2/2.0 (-1)	1,291 (-2%)	6mo	$65,500	$51	53
144 York St	0.68mi	3/1.0	1,240 (-6%)	10mo	$75,000	$60	49
88 Columbia Ave	0.45mi	3/1.0	1,144 (-13%)	13mo	$135,000	$118	46
164 S Fitzhugh St	0.64mi	2/1.0 (-1)	1,224 (-7%)	9mo	$225,000	$184	45
339 Hawley St	0.58mi	4/1.0 (+1)	1,468 (+11%)	9mo	$60,000	$41	42
17 Orchard St	0.71mi	2/1.0 (-1)	1,160 (-12%)	2mo	$40,000	$34	40
418 Flint St	0.62mi	2/2.0 (-1)	1,483 (+12%)	10mo	$55,000	$37	33

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: 24.6%
• Equity multiple: 2.48×
• Total profit: $57,868
• Equity at exit: $68,419

10-year hold

• IRR: 26.5%
• Equity multiple: 5.32×
• Total profit: $169,080
• Equity at exit: $109,945

Cash invested: $39,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $465

Break-even live

Break-even rent $1,076

Max offer price $139,900

Occupancy floor 67%

Sensitivity live

Price	-10% $544	-5% $505	+0% $465	+5% $425	+10% $386
Rent	-10% $333	-5% $399	+0% $465	+5% $531	+10% $596
Rate	-1.0pp $535	-0.5pp $501	base $465	+0.5pp $429	+1.0pp $392

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.08mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.14mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.18mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.22mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.46mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.47mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	0.59mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	0.59mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.60mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	0.71mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	0.73mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	0.74mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	0.78mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	0.82mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	0.87mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.88mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.89mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	0.94mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	0.96mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.96mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	1.00mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	1.04mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.06mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	4d	3	1.07mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.07mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.07mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.07mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.09mi
495 S Clinton Ave Rochester, NY	2.0	1.0	1000	$1,400	$1.40	15d	1	1.10mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	1.10mi
123 Griffith St Unit 6 Rochester, NY	2.0	1.0	1000	$950	$0.95	22d	1	1.12mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.19mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.20mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.22mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.22mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	4d	8	1.25mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	1.25mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.27mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	4d	1	1.28mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	44d	1	1.32mi

Listing history 11 events

1. 2026-06-17
   status $139,900 Pending 14 DOM
2. 2026-06-16
   days on market $139,900 Active 14 DOM
3. 2026-06-15
   days on market $139,900 Active 13 DOM
4. 2026-06-13
   days on market $139,900 Active 11 DOM
5. 2026-06-13
   days on market $139,900 Active 10 DOM
6. 2026-06-10
   days on market $139,900 Active 8 DOM
7. 2026-06-09
   days on market $139,900 Active 7 DOM
8. 2026-06-09
   days on market $139,900 Active 6 DOM
9. 2026-06-07
   days on market $139,900 Active 5 DOM
10. 2026-06-05
    days on market $139,900 Active 2 DOM
11. 2026-06-03
    pricestatusdays on marketlisting id $139,900 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: $700 · $58/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$832/yr (+$69/mo · 118.8%)

ⓘ 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: $19,978
• − Mortgage interest: −$7,837
• − Property taxes: −$700
• − Insurance: −$700
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,070
• Taxable income: $3,476
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $4,745/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): 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

-18.2% since first listed

7 events — show timeline

• 2026-06-16 Pending — UNYREIS
• 2026-06-03 Listed $139,000 UNYREIS
• 2026-06-03 Price Changed $139,900 UNYREIS
• 2026-05-13 Listing Removed — UNYREIS
• 2026-05-10 Listing Removed — UNYREIS
• 2026-05-10 Listing Removed — UNYREIS
• 2026-04-30 Listed $169,900 UNYREIS

Property tax history

+1.2%/yr

Latest (2025): $700 · -3.3% YoY. Source: county tax records.