87 Rohr St · Rochester, NY 14605

$65,600

4 bd · 2.0 ba · 1,573 sqft · MultiFamily public records · 13 Days on market

Built 1915 5,684 sqft lot $42/sqft · 53% below area

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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
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This property is being offered strictly "as-is" The Seller will not provide a Certificate of Occupancy, nor will they perform any repairs or offer credits towards repairs or closing costs. This is an opportunity for an investor or savvy buyer looking for a project property. Buyers are encouraged to perform their own due diligence, but note that the seller is firm on the "as-is" conditions. Cash or renovation financing is likely required.

Key facts

• 5,684 sq ft lot
• Garage
• Built 1915

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $66k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Cap rate 24.1% 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: 32 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,787/mo this rent would consume 101% of the median local household income ($21k/yr) (locally 1108% 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 $996 of equity ($454 loan paydown + $542 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $24k; list at $66k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,600

Questions for the listing agent

1. Built in 1915 — 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 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: 2.72% ✓
• Cap rate: 24.14%
• Cash-on-cash: 63.75%
• DSCR: 3.84
• GRM: 3.1

CMA / ARV

• ARV (median comp): $138,859
• List price: $65,600
• Delta: -52.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Crombie St	0.26mi	3/2.0 (-1)	1,445 (-8%)	3mo	$122,000	$84	67
37 Forester St	0.49mi	4/2.0	1,494 (-5%)	7mo	$82,000	$55	63
659 Bay St	0.65mi	4/2.0	1,584 (+1%)	7mo	$65,500	$41	63
46 Peck St	0.57mi	4/2.0	1,526 (-3%)	11mo	$138,000	$90	59
16-20 Cummings St	0.70mi	4/2.0	1,564 (-1%)	11mo	$129,000	$82	57
72 Holbrooke St	0.56mi	4/2.0	1,580 (+0%)	20mo	$89,900	$57	57
415 Fernwood Ave	0.65mi	4/2.0	1,636 (+4%)	14mo	$163,000	$100	51
22 5th St	0.47mi	4/2.0	1,803 (+15%)	7mo	$110,000	$61	48
87 Newcomb St	0.59mi	4/2.0	1,760 (+12%)	6mo	$152,000	$86	48
18 Lincoln St	0.38mi	4/2.0	1,757 (+12%)	22mo	$78,000	$44	45
1119 N Goodman	0.61mi	4/2.0	1,385 (-12%)	14mo	$89,000	$64	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.4%
• Equity multiple: 4.42×
• Total profit: $62,831
• Equity at exit: $21,803

10-year hold

• IRR: 67.7%
• Equity multiple: 8.97×
• Total profit: $146,438
• Equity at exit: $28,521

Cash invested: $18,368 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$344
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $976

Break-even live

Break-even rent $552

Max offer price $65,600

Occupancy floor 40%

Sensitivity live

Price	-10% $1,013	-5% $994	+0% $976	+5% $957	+10% $939
Rent	-10% $835	-5% $905	+0% $976	+5% $1,046	+10% $1,117
Rate	-1.0pp $1,009	-0.5pp $992	base $976	+0.5pp $959	+1.0pp $941

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: $16,400
• Closing costs: $1,968
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.35mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.44mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.47mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.59mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.66mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	0.68mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.78mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.83mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.83mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.93mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.94mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.01mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.15mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.27mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.32mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.34mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.34mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.40mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	1.47mi

Listing history 6 events

1. 2026-05-05
   status Pending 461-char remark

   Show marketing remark (461 chars)

   This property is being offered strictly "as-is" The Seller will not provide a Certificate of Occupancy, nor will they perform any repairs or offer credits towards repairs or closing costs. This is an opportunity for an investor or savvy buyer looking for a project property. Buyers are encouraged to perform their own due diligence, but note that the seller is firm on the "as-is" conditions. Cash or renovation financing is likely required.

2. 2026-04-22
   listed $65,600 Active 461-char remark

   Show marketing remark (461 chars)

   This property is being offered strictly "as-is" The Seller will not provide a Certificate of Occupancy, nor will they perform any repairs or offer credits towards repairs or closing costs. This is an opportunity for an investor or savvy buyer looking for a project property. Buyers are encouraged to perform their own due diligence, but note that the seller is firm on the "as-is" conditions. Cash or renovation financing is likely required.

3. 2010-06-01
   soldstatus $23,500
4. 2010-05-25
   soldstatus $23,500 129-char remark

   Show marketing remark (129 chars)

   LOOK INVESTORS. .. 100% OCCUPIED. Gross rents of $10,800! Certificate of Occupancy Supplied, Separate Utilities, PRICED TO SELL!

5. 2010-01-18
   listed $24,900 129-char remark

   Show marketing remark (129 chars)

   LOOK INVESTORS. .. 100% OCCUPIED. Gross rents of $10,800! Certificate of Occupancy Supplied, Separate Utilities, PRICED TO SELL!

6. 2007-10-16
   soldstatus $31,500

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$168/yr (+$14/mo · 21.7%)

ⓘ 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: $21,441
• − Mortgage interest: −$3,675
• − Property taxes: −$773
• − Insurance: −$328
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$1,908
• Taxable income: $11,326
• Est. tax owed @ 24.0%: −$2,718
• After-tax cash flow: $8,991/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 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: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• 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

+108.3% since first listed

6 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-22 Listed $65,600 UNYREIS
• 2010-06-01 Sold (Public Records) $23,500 Public Records
• 2010-05-25 Sold (MLS) $23,500 UNYREIS
• 2010-01-18 Listed $24,900 UNYREIS
• 2007-10-16 Sold (Public Records) $31,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $773 · +0.0% YoY. Source: county tax records.