131 Dorbeth Rd · Rochester, NY 14621

$89,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 22 Days on market

Built 1926 4,421 sqft lot Est $72k · 24% over

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

Listing remarks MLS

Good solid house! Month-to-Month long term tenant, @$1,000/month wishes to stay. Nice lot with detached garage, inviting open porch, private yard. Washer & Dryer hookup in basement ONLY. Roof approx 10 years old.

Key facts

• Inviting front porch
• Private yard
• Detached garage

Tags

• DETACHED GARAGE
• INVITING FRONT PORCH
• PRIVATE YARD

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Resale property; Asphalt roof
• Construction: Vinyl siding; Wood siding; Block foundation
• Exterior features: Blacktop driveway; City street frontage; Rectangular residential lot (39 x 113)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 7 total rooms (includes bedroom and living spaces)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Full basement
• 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 $90k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/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: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 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.
• Zoned schools: School 8-Roberto Clemente (math 2% / reading 8%, grade F, #2,098 of 2,108 statewide, top 100%, 464 students, 94% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+8.9%/yr); 116 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,501/mo this rent would consume 51% 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 $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 + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 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 $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 1.67% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.28%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $72,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Dorbeth	0.07mi	3/1.0	1,180 (-5%)	5mo	$122,200	$104	83
285 Avenue B	0.31mi	3/1.0	1,292 (+4%)	1mo	$50,000	$39	79
233 Avenue D	0.23mi	3/1.0	1,176 (-6%)	1mo	$30,000	$26	78
2 Oscar St	0.41mi	3/1.0	1,303 (+4%)	1mo	$65,000	$50	73
8 Emanon St	0.33mi	4/1.0 (+1)	1,182 (-5%)	2mo	$140,000	$118	69
128 Clifford Ave	0.53mi	3/1.0	1,319 (+6%)	2mo	$90,000	$68	64
63 Carthage St	0.18mi	4/1.0 (+1)	1,413 (+13%)	2mo	$90,000	$64	63
27 Leavenworth St	0.67mi	2/1.0 (-1)	1,233 (-1%)	2mo	$72,000	$58	60
2 Bloomingdale St	0.46mi	3/1.0	1,399 (+12%)	1mo	$45,000	$32	58
24 Whittier Park	0.37mi	2/1.5 (-1)	1,152 (-8%)	7mo	$115,000	$100	57
68 Weaver St	0.63mi	4/1.0 (+1)	1,300 (+4%)	7mo	$53,500	$41	53
2 Ludwig Park	0.71mi	3/2.0	1,176 (-6%)	7mo	$49,000	$42	48

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: 29.0%
• Equity multiple: 2.29×
• Total profit: $32,473
• Equity at exit: $13,404

10-year hold

• IRR: 39.1%
• Equity multiple: 5.56×
• Total profit: $114,714
• Equity at exit: $7,773

Cash invested: $25,172 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 116
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$471
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $614

Break-even live

Break-even rent $723

Max offer price $89,900

Occupancy floor 54%

Sensitivity live

Price	-10% $665	-5% $640	+0% $614	+5% $589	+10% $563
Rent	-10% $496	-5% $555	+0% $614	+5% $673	+10% $733
Rate	-1.0pp $659	-0.5pp $637	base $614	+0.5pp $591	+1.0pp $567

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	45d	1	0.30mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	0.33mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	16d	1	0.48mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	0.52mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	45d	1	0.76mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	25d	1	0.77mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	0.79mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	45d	1	0.82mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	16d	1	0.82mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	5d	1	0.93mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	45d	1	0.94mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	16d	1	0.96mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.99mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	4d	1	1.01mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	25d	1	1.05mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	1.05mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	45d	1	1.09mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	1.12mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	1.22mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	16d	1	1.23mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	45d	1	1.27mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	1.30mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	1.36mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	23d	1	1.36mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	16d	1	1.40mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	45d	1	1.43mi

Listing history 10 events

1. 2026-04-28
   status Pending
2. 2026-04-07
   listed $89,900 Active
3. 2023-03-03
   soldstatus $70,500 Closed Sale or Rented 218-char remark

   Show marketing remark (218 chars)

   Good solid house! Month-to-Month long term tenant, @$1,000/month wishes to stay. Nice lot with detached garage, inviting open porch, private yard. Washer & Dryer hookup in basement ONLY. Roof approx 10 years old.

4. 2023-03-03
   soldstatus $70,500

   Show marketing remark (218 chars)

   Good solid house! Month-to-Month long term tenant, @$1,000/month wishes to stay. Nice lot with detached garage, inviting open porch, private yard. Washer & Dryer hookup in basement ONLY. Roof approx 10 years old.

5. 2023-01-25
   status Under Contract- Do Not Show 218-char remark

   Show marketing remark (218 chars)

   Good solid house! Month-to-Month long term tenant, @$1,000/month wishes to stay. Nice lot with detached garage, inviting open porch, private yard. Washer & Dryer hookup in basement ONLY. Roof approx 10 years old.

6. 2023-01-13
   listed $64,900 Active 218-char remark

   Show marketing remark (218 chars)

   Good solid house! Month-to-Month long term tenant, @$1,000/month wishes to stay. Nice lot with detached garage, inviting open porch, private yard. Washer & Dryer hookup in basement ONLY. Roof approx 10 years old.

7. 2023-01-10
   status Active
8. 2022-12-25
   historical
9. 2022-11-05
   status Pending Sale
10. 2022-10-17
    listed $64,900 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: $750 · $63/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$384/yr (+$32/mo · 51.2%)

ⓘ 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 · 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: $18,009
• − Mortgage interest: −$5,036
• − Property taxes: −$750
• − Insurance: −$450
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$2,615
• Taxable income: $6,277
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,864/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

+38.5% since first listed

10 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-07 Listed $89,900 UNYREIS
• 2023-03-03 Sold (Public Records) $70,500 Public Records
• 2023-03-03 Sold (MLS) $70,500 UNYREIS
• 2023-01-25 Pending — UNYREIS
• 2023-01-13 Listed $64,900 UNYREIS
• 2023-01-10 Relisted — UNYREIS
• 2022-12-25 Listing Removed — UNYREIS
• 2022-11-05 Pending — UNYREIS
• 2022-10-17 Listed $64,900 UNYREIS

Property tax history

+1.0%/yr

Latest (2025): $750 · +0.0% YoY. Source: county tax records.