1 Laurel St · Rochester, NY 14606

$99,000

4 bd · 2.0 ba · 1,940 sqft · Townhouse public records · 16 Days on market

Built 1884 5,227 sqft lot $51/sqft · 25% above area Est $79k · 25% 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 +4.1/5.0
• 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

Here is a 2-family dwelling that is all ready to be added to your portfolio with $1,650 in monthly income. Great rental investment with both units currently occupied. Downstairs unit is 3 bedrooms and is rented for $900/month. Upstairs unit is 1 bedroom and is rented for $750/month. All seperate utilities. 1-car detached garage. 1 new furnace (3 years old). Aluminum siding and some vinyl thermopane windows. Current CofO expires 5/1/2027 (not transferable).

Key facts

• Upper lower duplex
• Existing cofo
• Garage

Tags

• INVESTMENT OPPORTUNITY
• UPPER LOWER DUPLEX
• EXISTING COFO

Property features AI

Finance

• Other: Zoned Residential 2 Unit
• Financial info: Operating expenses include insurance, professional management, snow removal, and trash; Owner pays grounds care, snow removal, and water; Units generate rent: one unit at $750/month, the other at $900/month

Exterior

• Parking: Paved parking; Detached 1-car garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Two-unit residential property; Single-story building; Existing (resale) condition
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof
• Exterior features: Partial fencing; Fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchens in units
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Varies by area
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $85k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1884 — 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: 1.69% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.64%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

• ARV (median comp): $79,240
• List price: $99,000
• Delta: 24.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Myrtle St	0.05mi	4/2.0	1,798 (-7%)	12mo	$75,000	$42	76
54 Cameron St	0.08mi	4/2.0	2,080 (+7%)	11mo	$105,000	$50	75
866 Smith St	0.43mi	5/2.0 (+1)	2,071 (+7%)	4mo	$65,000	$31	61
97 Locust St	0.52mi	4/2.0	1,852 (-4%)	11mo	$77,500	$42	59
7 Bauer St	0.30mi	3/2.0 (-1)	1,734 (-11%)	6mo	$116,495	$67	58
100-102 Parkway	0.42mi	5/2.0 (+1)	2,130 (+10%)	4mo	$130,000	$61	56
365 Glenwood Ave	0.68mi	4/2.0	1,816 (-6%)	4mo	$47,500	$26	54
61 Sterling St	0.36mi	3/2.0 (-1)	1,685 (-13%)	5mo	$155,000	$92	52
374 Ames St	0.65mi	4/2.0	1,760 (-9%)	4mo	$23,000	$13	50
668 Emerson St	0.63mi	4/2.0	1,754 (-10%)	18mo	$164,900	$94	40
138 Spencer St	0.72mi	4/2.0	2,190 (+13%)	12mo	$47,000	$21	35
358 Colvin St	0.62mi	4/2.0	1,670 (-14%)	15mo	$60,000	$36	35

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: 27.7%
• Equity multiple: 2.20×
• Total profit: $33,271
• Equity at exit: $14,761

10-year hold

• IRR: 37.0%
• Equity multiple: 4.97×
• Total profit: $110,154
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$519
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $685

Break-even live

Break-even rent $806

Max offer price $99,000

Occupancy floor 54%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	2d	1	0.54mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	2d	1	0.66mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.66mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.93mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	0.97mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	1.00mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.08mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.27mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.29mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	1.43mi

Listing history 19 events

1. 2026-05-31
   status $99,000 Pending 16 DOM
2. 2026-05-14
   listed $99,000 Active 607-char remark
3. 2025-05-05
   soldstatus $84,900
4. 2025-05-02
   soldstatus $84,900 Closed 460-char remark

   Show marketing remark (460 chars)

   Here is a 2-family dwelling that is all ready to be added to your portfolio with $1,650 in monthly income. Great rental investment with both units currently occupied. Downstairs unit is 3 bedrooms and is rented for $900/month. Upstairs unit is 1 bedroom and is rented for $750/month. All seperate utilities. 1-car detached garage. 1 new furnace (3 years old). Aluminum siding and some vinyl thermopane windows. Current CofO expires 5/1/2027 (not transferable).

5. 2025-04-04
   status Pending 460-char remark

   Show marketing remark (460 chars)

   Here is a 2-family dwelling that is all ready to be added to your portfolio with $1,650 in monthly income. Great rental investment with both units currently occupied. Downstairs unit is 3 bedrooms and is rented for $900/month. Upstairs unit is 1 bedroom and is rented for $750/month. All seperate utilities. 1-car detached garage. 1 new furnace (3 years old). Aluminum siding and some vinyl thermopane windows. Current CofO expires 5/1/2027 (not transferable).

6. 2025-03-20
   historical Active Under Contract 460-char remark

   Show marketing remark (460 chars)

   Here is a 2-family dwelling that is all ready to be added to your portfolio with $1,650 in monthly income. Great rental investment with both units currently occupied. Downstairs unit is 3 bedrooms and is rented for $900/month. Upstairs unit is 1 bedroom and is rented for $750/month. All seperate utilities. 1-car detached garage. 1 new furnace (3 years old). Aluminum siding and some vinyl thermopane windows. Current CofO expires 5/1/2027 (not transferable).

7. 2025-03-11
   price $84,900 460-char remark

   Show marketing remark (460 chars)

   Here is a 2-family dwelling that is all ready to be added to your portfolio with $1,650 in monthly income. Great rental investment with both units currently occupied. Downstairs unit is 3 bedrooms and is rented for $900/month. Upstairs unit is 1 bedroom and is rented for $750/month. All seperate utilities. 1-car detached garage. 1 new furnace (3 years old). Aluminum siding and some vinyl thermopane windows. Current CofO expires 5/1/2027 (not transferable).

8. 2025-02-12
   price $89,800 460-char remark

   Show marketing remark (460 chars)

   Here is a 2-family dwelling that is all ready to be added to your portfolio with $1,650 in monthly income. Great rental investment with both units currently occupied. Downstairs unit is 3 bedrooms and is rented for $900/month. Upstairs unit is 1 bedroom and is rented for $750/month. All seperate utilities. 1-car detached garage. 1 new furnace (3 years old). Aluminum siding and some vinyl thermopane windows. Current CofO expires 5/1/2027 (not transferable).

9. 2025-01-16
   listed $89,900 Active 460-char remark

   Show marketing remark (460 chars)

   Here is a 2-family dwelling that is all ready to be added to your portfolio with $1,650 in monthly income. Great rental investment with both units currently occupied. Downstairs unit is 3 bedrooms and is rented for $900/month. Upstairs unit is 1 bedroom and is rented for $750/month. All seperate utilities. 1-car detached garage. 1 new furnace (3 years old). Aluminum siding and some vinyl thermopane windows. Current CofO expires 5/1/2027 (not transferable).

10. 2024-10-22
    historical
11. 2024-07-22
    listed $99,900 Active
12. 2021-05-28
    soldstatus $57,000 Closed Sale or Rented
13. 2021-05-28
    soldstatus $57,000
14. 2021-04-27
    status Under Contract- Do Not Show
15. 2021-03-31
    historical Continue to Show- Under Contract
16. 2021-03-25
    listed $57,500 Active
17. 2014-07-11
    historical
18. 2014-01-06
    listed $40,000
19. 2006-04-25
    soldstatus $38,000

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$377/yr (+$31/mo · 41.0%)

ⓘ 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: $20,079
• − Mortgage interest: −$5,546
• − Property taxes: −$920
• − Insurance: −$495
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$2,880
• Taxable income: $7,026
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $6,531/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

+160.5% since first listed

19 events — show timeline

• 2026-05-30 Pending — UNYREIS
• 2026-05-14 Listed $99,000 UNYREIS
• 2025-05-05 Sold (Public Records) $84,900 Public Records
• 2025-05-02 Sold (MLS) $84,900 UNYREIS
• 2025-04-04 Pending — UNYREIS
• 2025-03-20 Contingent — UNYREIS
• 2025-03-11 Price Changed $84,900 UNYREIS
• 2025-02-12 Price Changed $89,800 UNYREIS
• 2025-01-16 Listed $89,900 UNYREIS
• 2024-10-22 Listing Removed — UNYREIS
• 2024-07-22 Listed $99,900 UNYREIS
• 2021-05-28 Sold (Public Records) $57,000 Public Records
• 2021-05-28 Sold (MLS) $57,000 UNYREIS
• 2021-04-27 Pending — UNYREIS
• 2021-03-31 Contingent — UNYREIS
• 2021-03-25 Listed $57,500 UNYREIS
• 2014-07-11 Listing Removed — UNYREIS
• 2014-01-06 Listed $40,000 UNYREIS
• 2006-04-25 Sold (Public Records) $38,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $920 · -8.8% YoY. Source: county tax records.