30 Newcomb St · Rochester, NY 14609

$90,000

4 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 42 Days on market

Built 1967 5,227 sqft lot

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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 +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath single family home was once a double and now it has been converted back into a single. This is truly a diamond in the rough. This is a fully updated home with large rooms from top to bottom. This property offers generous room sizes and some new carpet in some areas and also laminate flooring as well. Also since this was a double, the kitchen is located on the second floor. Close to downtown Rochester and also less than 10 mins away from Wegmans.

Key facts

• Solid slab on grade
• Equipped with power
• Newer garage door

Tags

• SOLID SLAB ON GRADE
• UTILITIES ON THE FIRST FLOOR
• 1-CAR DETACHED GARAGE
• EQUIPPED WITH POWER
• NEWER GARAGE DOOR
• SOLD IN AS-IS CONDITION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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 (+7.9%/yr); 199 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 7.9% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1967 — 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: 2.11% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.10%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $193,758
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Newcomb St	0.00mi	3/2.0 (-1)	1,502 (0%)	1mo	$70,000	$47	94
163 Winterroth St	0.20mi	4/1.0	1,410 (-6%)	2mo	$100,000	$71	74
61 Crombie St	0.37mi	5/2.0 (+1)	1,540 (+2%)	2mo	$123,000	$80	72
227 Newcomb St	0.28mi	3/2.0 (-1)	1,372 (-9%)	1mo	$225,000	$164	67
281 Ellison St	0.34mi	4/3.0	1,350 (-10%)	0mo	$184,000	$136	63
204 Salisbury St	0.62mi	4/1.5	1,449 (-4%)	1mo	$187,460	$129	62
1542 N Goodman St	0.51mi	4/2.0	1,340 (-11%)	0mo	$205,000	$153	58
128 5th St	0.55mi	4/1.0	1,606 (+7%)	2mo	$62,000	$39	57
155 3rd St	0.60mi	4/1.0	1,392 (-7%)	2mo	$67,500	$48	54
662 Wilkins St	0.69mi	4/1.0	1,666 (+11%)	2mo	$160,000	$96	44
298 Fieldwood Dr	0.75mi	4/2.0	1,320 (-12%)	2mo	$193,000	$146	44
88 Jackson St	0.63mi	5/1.0 (+1)	1,344 (-10%)	2mo	$185,000	$138	42

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 3.05×
• Total profit: $51,571
• Equity at exit: $13,419

10-year hold

• IRR: 52.4%
• Equity multiple: 7.43×
• Total profit: $162,101
• Equity at exit: $7,782

Cash invested: $25,200 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$472
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $884

Break-even live

Break-even rent $782

Max offer price $90,000

Occupancy floor 48%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.11mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.27mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.47mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.51mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.51mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.72mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.72mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.76mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.78mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.86mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	0.92mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.95mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	1.05mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.06mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	1.09mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	1.23mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.36mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	1.41mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.42mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.43mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.46mi

Listing history 12 events

1. 2026-01-30
   status Pending
2. 2026-01-23
   price $90,000
3. 2025-12-19
   listed $110,000 Active
4. 2021-09-10
   soldstatus $124,900
5. 2021-07-08
   soldstatus $120,000 Closed Sale or Rented 471-char remark

   Show marketing remark (471 chars)

   This 3 bedroom 2 bath single family home was once a double and now it has been converted back into a single. This is truly a diamond in the rough. This is a fully updated home with large rooms from top to bottom. This property offers generous room sizes and some new carpet in some areas and also laminate flooring as well. Also since this was a double, the kitchen is located on the second floor. Close to downtown Rochester and also less than 10 mins away from Wegmans.

6. 2021-05-19
   status Pending Sale 471-char remark

   Show marketing remark (471 chars)

   This 3 bedroom 2 bath single family home was once a double and now it has been converted back into a single. This is truly a diamond in the rough. This is a fully updated home with large rooms from top to bottom. This property offers generous room sizes and some new carpet in some areas and also laminate flooring as well. Also since this was a double, the kitchen is located on the second floor. Close to downtown Rochester and also less than 10 mins away from Wegmans.

7. 2021-05-18
   status Under Contract- Do Not Show 471-char remark

   Show marketing remark (471 chars)

   This 3 bedroom 2 bath single family home was once a double and now it has been converted back into a single. This is truly a diamond in the rough. This is a fully updated home with large rooms from top to bottom. This property offers generous room sizes and some new carpet in some areas and also laminate flooring as well. Also since this was a double, the kitchen is located on the second floor. Close to downtown Rochester and also less than 10 mins away from Wegmans.

8. 2021-05-10
   price $124,900 471-char remark

   Show marketing remark (471 chars)

   This 3 bedroom 2 bath single family home was once a double and now it has been converted back into a single. This is truly a diamond in the rough. This is a fully updated home with large rooms from top to bottom. This property offers generous room sizes and some new carpet in some areas and also laminate flooring as well. Also since this was a double, the kitchen is located on the second floor. Close to downtown Rochester and also less than 10 mins away from Wegmans.

9. 2021-04-28
   listed $135,000 Active 471-char remark

   Show marketing remark (471 chars)

   This 3 bedroom 2 bath single family home was once a double and now it has been converted back into a single. This is truly a diamond in the rough. This is a fully updated home with large rooms from top to bottom. This property offers generous room sizes and some new carpet in some areas and also laminate flooring as well. Also since this was a double, the kitchen is located on the second floor. Close to downtown Rochester and also less than 10 mins away from Wegmans.

10. 2013-12-20
    soldstatus $24,000 363-char remark

    Show marketing remark (363 chars)

    RAISED RANCH STYLE, single family home! 2-bedrooms up, 2-bedrooms down. Kitchen and living room are in upper level. Living room includes a wood burning fireplace. Includes some new, thermal windows and rear entrance to upper level. Needs painting and a roof, but solid house for the money. Home says BUY, price says NOW! Hurry - don't wait - call NOW for details!

11. 2013-10-31
    listed $30,500 363-char remark

    Show marketing remark (363 chars)

    RAISED RANCH STYLE, single family home! 2-bedrooms up, 2-bedrooms down. Kitchen and living room are in upper level. Living room includes a wood burning fireplace. Includes some new, thermal windows and rear entrance to upper level. Needs painting and a roof, but solid house for the money. Home says BUY, price says NOW! Hurry - don't wait - call NOW for details!

12. 2000-09-15
    soldstatus $37,500

ⓘ 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: $1,302 · $108/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$110/yr (+$9/mo · 8.4%)

ⓘ 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 · 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: $22,817
• − Mortgage interest: −$5,041
• − Property taxes: −$1,302
• − Insurance: −$450
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$2,618
• Taxable income: $9,755
• Est. tax owed @ 24.0%: −$2,341
• After-tax cash flow: $8,269/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+140.0% since first listed

12 events — show timeline

• 2026-01-30 Pending — UNYREIS
• 2026-01-23 Price Changed $90,000 UNYREIS
• 2025-12-19 Listed $110,000 UNYREIS
• 2021-09-10 Sold (Public Records) $124,900 Public Records
• 2021-07-08 Sold (MLS) $120,000 UNYREIS
• 2021-05-19 Pending — UNYREIS
• 2021-05-18 Pending — UNYREIS
• 2021-05-10 Price Changed $124,900 UNYREIS
• 2021-04-28 Listed $135,000 UNYREIS
• 2013-12-20 Sold (MLS) $24,000 WNYREIS
• 2013-10-31 Listed $30,500 WNYREIS
• 2000-09-15 Sold (Public Records) $37,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,302 · +0.0% YoY. Source: county tax records.