120 Cady St · Rochester, NY 14608

$65,600

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 60 Days on market

Built 1900 4,691 sqft lot $67/sqft · 17% below area Est $79k · 17% under

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Why this score? — see what drove the A- 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
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Single family 2B/1Bath ranch-style home. New roof within the past 2 years (total tear-off). Vinyl sided (needs repair), with vinyl windows. Driveway included. Needs interior remodeled. 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.

Key facts

• 4,691 sq ft lot
• Built 1900
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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: 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 (+6.6%/yr); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 45% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($454 loan paydown + $2k appreciation (3.7% 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 (3.7% appreciation + 6.6% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $16k; list at $66k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $63,632 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1900 — 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: 2.31% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.75%
• DSCR: 3.26
• GRM: 3.6

CMA / ARV

• ARV (median comp): $79,434
• List price: $65,600
• Delta: -17.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
358 Champlain St	0.14mi	3/1.0 (+1)	961 (-2%)	8mo	$85,000	$88	78
130 Cady St	0.03mi	2/1.0	875 (-11%)	11mo	$60,000	$69	72
149 Champlain St	0.21mi	2/1.0	1,100 (+12%)	5mo	$78,000	$71	66
68 Cady St	0.15mi	3/1.0 (+1)	1,078 (+10%)	8mo	$95,000	$88	64
11 Danforth St	0.65mi	2/1.0	962 (-2%)	4mo	$80,000	$83	63
259 Seward St	0.40mi	3/1.0 (+1)	1,015 (+4%)	10mo	$113,000	$111	62
853 Exchange St	0.58mi	2/1.0	932 (-5%)	4mo	$115,000	$123	62
52 Judson St	0.49mi	3/1.0 (+1)	926 (-6%)	9mo	$107,000	$116	56
18 Superior Ter	0.45mi	3/1.0 (+1)	910 (-7%)	10mo	$44,000	$48	54
284 Magnolia St	0.56mi	3/1.0 (+1)	928 (-5%)	15mo	$70,000	$75	48
29 Dengler St	0.62mi	3/1.0 (+1)	1,078 (+10%)	4mo	$95,000	$88	46
12 Terry St	0.57mi	2/1.0	840 (-14%)	20mo	$74,800	$89	33

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 59.9%
• Equity multiple: 4.57×
• Total profit: $65,527
• Equity at exit: $32,082

10-year hold

• IRR: 60.3%
• Equity multiple: 10.31×
• Total profit: $170,920
• Equity at exit: $51,554

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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$344
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $777

Break-even live

Break-even rent $535

Max offer price $65,600

Occupancy floor 44%

Sensitivity live

Price	-10% $814	-5% $795	+0% $777	+5% $758	+10% $740
Rent	-10% $657	-5% $717	+0% $777	+5% $837	+10% $897
Rate	-1.0pp $810	-0.5pp $794	base $777	+0.5pp $760	+1.0pp $743

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	45d	1	0.21mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.27mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.34mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	45d	1	0.72mi
65 W Broad St Unit 401 Rochester, NY	1.0	1.0	647	$1,399	$2.16	24d	1	0.89mi
65 W Broad St Apt 404 Rochester, NY	1.0	1.0	646	$1,369	$2.12	4d	1	0.89mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	15d	1	0.89mi
65 W Broad St Unit 303 Rochester, NY	1.0	1.0	730	$1,519	$2.08	4d	1	0.89mi
65 W Broad St Unit 502 Rochester, NY	1.0	1.0	666	$1,329	$2.00	24d	1	0.89mi
65 W Broad St Unit 705 Rochester, NY	1.0	1.0	711	$1,449	$2.04	24d	1	0.89mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	4d	15	0.91mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	0.92mi
71 Sanford St Unit 1546304P Rochester, NY	2.0	1.0	839	$4,032	$4.81	15d	1	0.92mi
30 W Broad St Unit 208 Rochester, NY	1.0	1.0	924	$2,090	$2.26	24d	1	0.95mi
30 W Broad St Unit 406 Rochester, NY	1.0	1.0	830	$1,740	$2.10	45d	1	0.95mi
30 W Broad St Unit 203 Rochester, NY	1.0	1.0	700	$1,790	$2.56	11d	1	0.95mi
30 W Broad St Unit 409 Rochester, NY	1.0	1.0	755	$1,940	$2.57	4d	1	0.95mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	45d	1	0.95mi
30 W Broad St Unit 210 Rochester, NY	1.0	1.0	600	$1,640	$2.73	11d	1	0.95mi
30 W Broad St Unit 405 Rochester, NY	1.0	1.0	730	$1,665	$2.28	11d	1	0.95mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	0.98mi
1400 S Plymouth Ave Rochester, NY	1.0	1.0	463	$879	$1.90	45d	1	1.01mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	1.02mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	1.04mi
367 West Ave Unit 2 Rochester, NY	2.0	1.0	639	$1,275	$2.00	24d	1	1.05mi
367 West Ave Apt 4 Rochester, NY	1.0	1.0	550	$1,000	$1.82	24d	1	1.05mi
155 State St Rochester, NY	1.0	1.0	672	$1,250	$1.86	45d	1	1.05mi
155 State St Rochester, NY	1.0	1.0	776	$1,450	$1.87	22d	1	1.05mi
46 Comfort St Rochester, NY	1.0	1.0	600	$895	$1.49	4d	1	1.08mi
90 Manor Pkwy Rochester, NY	2.0	1.0	600	$1,485	$2.48	11d	3	1.10mi
24 Menlo Pl Rochester, NY	1.0	1.0	750	$1,495	$1.99	4d	1	1.10mi
209 Gregory St Rochester, NY	1.0	1.0	1000	$1,250	$1.25	45d	1	1.12mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	1.13mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	45d	1	1.15mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	45d	1	1.16mi
224 Mill St Unit 4B Rochester, NY	1.0	1.0	923	$1,700	$1.84	15d	1	1.16mi
60 Lime St Unit Upper Rochester, NY	1.0	1.0	650	$800	$1.23	4d	1	1.18mi
445 Post Ave Unit 11 Rochester, NY	2.0	1.0	600	$1,209	$2.02	24d	1	1.20mi
49 Stone St #401 Rochester, NY	1.0	1.0	725	$1,550	$2.14	24d	1	1.24mi
49 Stone St #302 Rochester, NY	1.0	1.0	660	$1,345	$2.04	24d	1	1.24mi

Listing history 22 events

1. 2026-06-21
   days on market $65,600 Active 60 DOM
2. 2026-06-18
   days on market $65,600 Active 57 DOM
3. 2026-06-17
   days on market $65,600 Active 56 DOM
4. 2026-06-16
   days on market $65,600 Active 55 DOM
5. 2026-06-15
   days on market $65,600 Active 54 DOM
6. 2026-06-13
   days on market $65,600 Active 52 DOM
7. 2026-06-13
   days on market $65,600 Active 51 DOM
8. 2026-06-10
   days on market $65,600 Active 49 DOM
9. 2026-06-09
   days on market $65,600 Active 48 DOM
10. 2026-06-09
    days on market $65,600 Active 47 DOM
11. 2026-06-07
    days on market $65,600 Active 46 DOM
12. 2026-06-05
    days on market $65,600 Active 43 DOM
13. 2026-06-03
    days on market $65,600 Active 42 DOM
14. 2026-06-03
    days on market $65,600 Active 41 DOM
15. 2026-06-01
    days on market $65,600 Active 40 DOM
16. 2026-05-31
    days on market $65,600 Active 39 DOM
17. 2026-04-22
    listed $65,600 Active 597-char remark

    Show marketing remark (597 chars)

    Single family 2B/1Bath ranch-style home. New roof within the past 2 years (total tear-off). Vinyl sided (needs repair), with vinyl windows. Driveway included. Needs interior remodeled. 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.

18. 2024-05-23
    listed $29,900 Active
19. 2014-12-01
    soldstatus $15,500
20. 2014-09-01
    listed $18,000
21. 2011-10-31
    soldstatus $20,000
22. 2011-07-15
    listed $22,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $862 · $72/mo
• Expected delta: +$247/yr (+$21/mo · 40.1%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,220
• − Mortgage interest: −$3,675
• − Property taxes: −$615
• − Insurance: −$328
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$1,908
• Taxable income: $8,778
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $7,215/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+198.2% since first listed

6 events — show timeline

• 2026-04-22 Listed $65,600 UNYREIS
• 2024-05-23 Listed $29,900 UNYREIS
• 2014-12-01 Sold (MLS) $15,500 UNYREIS
• 2014-09-01 Listed $18,000 UNYREIS
• 2011-10-31 Sold (MLS) $20,000 UNYREIS
• 2011-07-15 Listed $22,000 UNYREIS

Property tax history

-1.2%/yr

Latest (2025): $615 · +0.0% YoY. Source: county tax records.