330 Norton St · Rochester, NY 14621

$115,000

4 bd · 2.0 ba · 3,666 sqft · SingleFamily · 9 Days on market

Built 1920 Poor condition 6,000 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 +4.7/5.0
• Livability +3.8/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique Opportunity! Welcome to 330 Norton St, Rochester, NY 14621, a versatile property featuring both residential and commercial automotive potential. Zoned for automotive operations, this property includes a 1,440 sq. ft. single-family home offering 4 bedrooms, 2 full bathrooms, living room, dining room, kitchen with walk in pantry, kitchen without pantry on the second floor, and a spacious attic for additional storage. Additional kitchen can be converted into a bedroom which would make it 5 bedrooms, or you can possibly convert it to a 2-family residence. Located behind the home is a 2,226 sq. ft. automotive garage/shop, providing excellent space for a variety of automotive business uses

Key facts

• Large parking area
• 6,000 sq ft lot
• 3 garage spots

Tags

• AUTOMOTIVE GARAGE SHOP
• LARGE PARKING AREA

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 3-car garage
• Utilities: Cable available; Electricity connected; Public water connected; Sewer connected
• Home design: 3 stories; Existing property
• Construction: Block and concrete foundation with some stone; Block, concrete and vinyl siding construction; Asphalt shingle roof
• Exterior features: Concrete driveway; Fully fenced yard; Open porch

Interior

• Kitchen: Eat-in kitchen; Solid surface counters; Walk-in pantry
• Bedrooms: Four bedrooms total; One bedroom on the main level
• Flooring: Hardwood; Luxury vinyl; Marble; Tile; Varies
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Open living/dining room; Storage; Solid surface counters; Walk-in pantry; Bedroom on main level; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 13.7% 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; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,901/mo this rent would consume 64% 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 $795 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 + 8.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — 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: 1.65% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.34%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $307,944
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Seneca Pkwy	0.68mi	4/2.5	3,700 (+1%)	10mo	$324,000	$88	56
1845 N Clinton Ave	0.56mi	5/2.5 (+1)	4,211 (+15%)	5mo	$295,000	$70	38
37 Park View St	0.67mi	5/4.5 (+1)	3,566 (-3%)	18mo	$300,000	$84	34

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: 25.7%
• Equity multiple: 2.13×
• Total profit: $36,446
• Equity at exit: $17,147

10-year hold

• IRR: 36.3%
• Equity multiple: 5.21×
• Total profit: $135,523
• Equity at exit: $9,943

Cash invested: $32,200 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $707

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 58%

Sensitivity live

Price	-10% $786	-5% $746	+0% $707	+5% $667	+10% $627
Rent	-10% $557	-5% $632	+0% $707	+5% $782	+10% $857
Rate	-1.0pp $765	-0.5pp $736	base $707	+0.5pp $677	+1.0pp $647

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $115,000 Active 9 DOM
2. 2026-06-17
   days on market $115,000 Active 8 DOM
3. 2026-06-16
   days on market $115,000 Active 7 DOM
4. 2026-06-15
   days on market $115,000 Active 6 DOM
5. 2026-06-13
   days on market $115,000 Active 4 DOM
6. 2026-06-13
   days on market $115,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,806
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$3,345
• Taxable income: $7,070
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,783/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including kitchen and bathroom renovations, and landscaping improvements to increase its value.

Repairs flagged

• Major Exposed subfloor in kitchen and bathroom — Structural damage
• Major Missing cabinets in kitchen — Aesthetic and functional damage
• Major Missing fixtures in bathroom — Aesthetic and functional damage
• Major Overgrown vegetation and debris — Reduces curb appeal

Value-add opportunities

• Both Kitchen renovation — Improves functionality and aesthetics
• Both Bathroom renovation — Improves functionality and aesthetics
• Both Landscaping and curb appeal — Enhances property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bathroom · Structural damage	Major	$15,000–50,000
Missing cabinets in kitchen · Aesthetic and functional damage	Major	$15,000–50,000
Missing fixtures in bathroom · Aesthetic and functional damage	Major	$15,000–50,000
Overgrown vegetation and debris · Reduces curb appeal	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Kitchen renovation — Improves functionality and aesthetics ↑
• Both Bathroom renovation — Improves functionality and aesthetics ↑
• Both Landscaping and curb appeal — Enhances property value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+76.9% since first listed

13 events — show timeline

• 2026-06-09 Listed $115,000 WNYREIS
• 2025-11-05 Pending — UNYREIS
• 2025-10-22 Listing Removed — UNYREIS
• 2025-09-19 Relisted — UNYREIS
• 2025-08-28 Contingent — UNYREIS
• 2025-08-07 Listed $189,900 UNYREIS
• 2021-12-31 Listing Removed — UNYREIS
• 2021-08-26 Listed $189,900 UNYREIS
• 2021-07-31 Listing Removed — UNYREIS
• 2021-04-25 Relisted — UNYREIS
• 2021-04-15 Pending — UNYREIS
• 2021-04-11 Price Changed $125,000 UNYREIS
• 2021-03-04 Listed $65,000 UNYREIS