60 Masseth St · Rochester, NY 14606

$99,500

3 bd · 2.0 ba · 1,944 sqft · MultiFamily public records · 55 Days on market

Built 1900 3,451 sqft lot $51/sqft · 32% below area Est $147k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment or owner-occupant opportunity! This well-maintained duplex features two spacious units including a 2 bedroom upstairs and 2 bedroom downstairs unit. The 2 bedroom unit also includes a finished attic, offering additional living space or flexibility for a home office or bonus room. Additional highlights include a full basement with plenty of storage, two separate laundry hookups, and separate utilities for added convenience and efficiency. Outside, you’ll find a detached garage providing even more storage and off-street parking. Both units are currently rented on month to month leases, offering flexibility for future rent or owner occupancy. A great opportunity to b

Key facts

• Separate utilities
• Finished attic
• Full basement

Tags

• FINISHED ATTIC
• FULL BASEMENT
• DETACHED GARAGE
• SEPARATE LAUNDRY HOOKUPS
• SEPARATE UTILITIES

Property features AI

Finance

• Financial info: Two-unit building with separate gas and electric meters for each unit; Operating expenses include maintenance of structure and utilities; Unit rents: one unit at $575, the other at $675; Owner pays grounds care, garage, and water; rent includes gardener, parking, and water

Exterior

• Parking: Shared paved parking with two or more spaces; 1-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story multi-family property; Existing (previously built)
• Construction: Block, concrete, and wood siding construction; Asphalt roof; Resale property
• Exterior features: Enclosed porch; Porch; Rectangular lot with approximate dimensions 36 x 95

Interior

• Kitchen: Unit 1: Dining area with kitchen; Unit 2: Dining area with kitchen
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $99,500 price doesn't fit this home's estimated sale value (~$147,187) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $769/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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 (+6.3%/yr); 124 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,771/mo this rent would consume 60% of the median local household income ($56k/yr) (locally 986% 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 $688 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 + 6.3% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.78% ✓
• Cap rate: 24.84%
• Cash-on-cash: 66.23%
• DSCR: 3.95
• GRM: 3.0

CMA / ARV

• ARV (median comp): $147,187
• List price: $99,500
• Delta: -32.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Lime St	0.10mi	4/2.0 (+1)	1,978 (+2%)	10mo	$125,000	$63	79
515 Lyell Ave	0.21mi	4/2.0 (+1)	2,094 (+8%)	5mo	$33,000	$16	68
10 Rogers Ave	0.42mi	4/2.0 (+1)	2,050 (+6%)	21mo	$110,000	$54	49
137 Cameron St	0.40mi	4/2.0 (+1)	1,732 (-11%)	20mo	$70,000	$40	41
723 Plymouth Ave N	0.73mi	4/2.0 (+1)	1,906 (-2%)	20mo	$110,000	$58	40
14 Bauer St	0.68mi	4/2.0 (+1)	2,032 (+4%)	24mo	$50,000	$25	36
125 Bloss St	0.69mi	4/2.0 (+1)	1,808 (-7%)	18mo	$64,500	$36	36

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 69.1%
• Equity multiple: 4.28×
• Total profit: $91,270
• Equity at exit: $14,836

10-year hold

• IRR: 74.2%
• Equity multiple: 9.87×
• Total profit: $247,119
• Equity at exit: $8,603

Cash invested: $27,860 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,771 high
• Mortgage (P&I): −$522
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $1,538

Break-even live

Break-even rent $825

Max offer price $99,500

Occupancy floor 40%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,772
Total (2 units)			$2,771

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.18mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.32mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.32mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	14d	1	0.62mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.80mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.94mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	0.98mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.00mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	1.15mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.16mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	1.22mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	1.35mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.39mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.39mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	43d	1	1.41mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	1.41mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $99,500 Active 55 DOM
2. 2026-06-17
   days on market $99,500 Active 54 DOM
3. 2026-06-16
   days on market $99,500 Active 53 DOM
4. 2026-06-15
   days on market $99,500 Active 52 DOM
5. 2026-06-13
   days on market $99,500 Active 50 DOM
6. 2026-06-13
   days on market $99,500 Active 49 DOM
7. 2026-06-10
   days on market $99,500 Active 47 DOM
8. 2026-06-09
   days on market $99,500 Active 46 DOM
9. 2026-06-09
   days on market $99,500 Active 45 DOM
10. 2026-06-07
    days on market $99,500 Active 44 DOM
11. 2026-06-05
    days on market $99,500 Active 41 DOM
12. 2026-06-03
    days on market $99,500 Active 40 DOM
13. 2026-06-03
    days on market $99,500 Active 39 DOM
14. 2026-06-01
    days on market $99,500 Active 38 DOM
15. 2026-05-31
    days on market $99,500 Active 37 DOM
16. 2026-04-24
    listed $99,500 Active 753-char remark

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$311/yr (+$26/mo · 29.4%)

ⓘ 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: $33,252
• − Mortgage interest: −$5,574
• − Property taxes: −$1,059
• − Insurance: −$498
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − Depreciation: −$2,895
• Taxable income: $17,907
• Est. tax owed @ 24.0%: −$4,298
• After-tax cash flow: $14,153/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

1 event — show timeline

• 2026-04-24 Listed $99,500 UNYREIS

Property tax history

+3.8%/yr

Latest (2025): $1,059 · +7.9% YoY. Source: county tax records.