14 Durgin St · Rochester, NY 14605

$49,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 17 Days on market

Built 1870 3,920 sqft lot Est $69k · 27% 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 +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

Listing remarks MLS

Opportunity awaits! This large 3 bedroom and 1.5 bath bath home is spacious! A huge kitchen, formal dining and living room offer a great layout on the first floor! Plus a First floor half bath! Vinyl siding, some vinyl windows, newer hot water heater and updated electric! CENTRAL AIR!! All of this on a MASSIVE fully fenced lot! Tons of space of all your outdoor needs!

Key facts

• 3,920 sq ft lot
• Built 1870
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.4% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,682/mo this rent would consume 95% 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 $757 of equity ($345 loan paydown + $412 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — 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: 3.37% ✓
• Cap rate: 30.41%
• Cash-on-cash: 86.13%
• DSCR: 4.83
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $68,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Martin St	0.25mi	3/1.0	1,074 (+2%)	9mo	$95,000	$88	78
127 Conkey Ave	0.20mi	3/1.0	1,108 (+5%)	9mo	$37,000	$33	75
201 Clifford Ave	0.18mi	3/1.0	954 (-10%)	9mo	$55,000	$58	68
101 Rauber St	0.61mi	3/1.0	1,025 (-3%)	2mo	$144,000	$140	65
15 Princeton St	0.32mi	3/2.0	1,158 (+10%)	3mo	$75,000	$65	62
58 Flower St	0.36mi	3/1.0	1,169 (+11%)	8mo	$94,000	$80	59
233 Avenue D	0.51mi	3/1.0	1,176 (+11%)	1mo	$30,000	$26	56
92 Ave C	0.44mi	3/1.0	954 (-10%)	12mo	$60,000	$63	53
75 Mead St	0.57mi	2/1.0 (-1)	988 (-6%)	8mo	$67,500	$68	52
66 Harris St	0.35mi	2/1.0 (-1)	1,208 (+14%)	8mo	$65,000	$54	48
81 Dorbeth	0.65mi	3/1.0	1,180 (+12%)	5mo	$122,200	$104	46
27 Radio St	0.40mi	3/1.0	901 (-15%)	13mo	$40,000	$44	46

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: 89.0%
• Equity multiple: 5.61×
• Total profit: $64,393
• Equity at exit: $16,585

10-year hold

• IRR: 89.9%
• Equity multiple: 11.54×
• Total profit: $147,224
• Equity at exit: $21,695

Cash invested: $13,972 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$262
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $1,003

Break-even live

Break-even rent $413

Max offer price $49,900

Occupancy floor 35%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	43d	1	0.34mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	0.37mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	0.39mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.46mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.51mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	0.68mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	43d	1	0.71mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	43d	1	0.81mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	0.85mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.89mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	0.93mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.94mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.99mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	1.01mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.03mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.08mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.19mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.23mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.23mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.25mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	1.25mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	1.27mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	1.29mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	14d	1	1.31mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.32mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	1.34mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.35mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	43d	1	1.35mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.35mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	14d	1	1.38mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	10d	28	1.38mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.39mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	14d	3	1.39mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	10d	1	1.40mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	10d	1	1.40mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	1.41mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	43d	1	1.41mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	3d	1	1.46mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.47mi

Listing history 10 events

1. 2025-08-31
   status Pending
2. 2025-08-14
   listed $49,900 Active
3. 2019-05-16
   soldstatus $40,000 Closed Sale or Rented 372-char remark

   Show marketing remark (372 chars)

   Opportunity awaits! This large 3 bedroom and 1.5 bath bath home is spacious! A huge kitchen, formal dining and living room offer a great layout on the first floor! Plus a First floor half bath! Vinyl siding, some vinyl windows, newer hot water heater and updated electric! CENTRAL AIR!! All of this on a MASSIVE fully fenced lot! Tons of space of all your outdoor needs!

4. 2019-04-05
   status Pending Sale 372-char remark

   Show marketing remark (372 chars)

   Opportunity awaits! This large 3 bedroom and 1.5 bath bath home is spacious! A huge kitchen, formal dining and living room offer a great layout on the first floor! Plus a First floor half bath! Vinyl siding, some vinyl windows, newer hot water heater and updated electric! CENTRAL AIR!! All of this on a MASSIVE fully fenced lot! Tons of space of all your outdoor needs!

5. 2019-03-27
   listed $47,500 Active 372-char remark

   Show marketing remark (372 chars)

   Opportunity awaits! This large 3 bedroom and 1.5 bath bath home is spacious! A huge kitchen, formal dining and living room offer a great layout on the first floor! Plus a First floor half bath! Vinyl siding, some vinyl windows, newer hot water heater and updated electric! CENTRAL AIR!! All of this on a MASSIVE fully fenced lot! Tons of space of all your outdoor needs!

6. 2017-12-22
   soldstatus $18,000 Closed Sale or Rented 32-char remark

   Show marketing remark (32 chars)

   VERY NICE STARTER HOUSE NEED TLC

7. 2017-08-28
   status Pending Sale 32-char remark

   Show marketing remark (32 chars)

   VERY NICE STARTER HOUSE NEED TLC

8. 2017-07-06
   price $21,900 32-char remark

   Show marketing remark (32 chars)

   VERY NICE STARTER HOUSE NEED TLC

9. 2017-05-15
   listed $29,900 Active 32-char remark

   Show marketing remark (32 chars)

   VERY NICE STARTER HOUSE NEED TLC

10. 2000-08-30
    soldstatus $20,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$159/yr (+$13/mo · 30.4%)

ⓘ 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: $20,187
• − Mortgage interest: −$2,795
• − Property taxes: −$525
• − Insurance: −$250
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$1,452
• Taxable income: $11,936
• Est. tax owed @ 24.0%: −$2,865
• After-tax cash flow: $9,169/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

+149.5% since first listed

10 events — show timeline

• 2025-08-31 Pending — UNYREIS
• 2025-08-14 Listed $49,900 UNYREIS
• 2019-05-16 Sold (MLS) $40,000 UNYREIS
• 2019-04-05 Pending — UNYREIS
• 2019-03-27 Listed $47,500 UNYREIS
• 2017-12-22 Sold (MLS) $18,000 UNYREIS
• 2017-08-28 Pending — UNYREIS
• 2017-07-06 Price Changed $21,900 UNYREIS
• 2017-05-15 Listed $29,900 UNYREIS
• 2000-08-30 Sold (Public Records) $20,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $525 · +0.0% YoY. Source: county tax records.