113 Dayton St · Rochester, NY 14621

$75,600

6 bd · 2.0 ba · 2,240 sqft · MultiFamily · 13 Days on market

Built 1910 Fair condition 4,098 sqft lot $34/sqft · 43% below area Est $132k · 43% 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 +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.0/5.0
• 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: 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

• 4,098 sq ft lot
• Built 1910
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Cap rate 21.3% 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 (+8.9%/yr); 114 active listings in the ZIP; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,857/mo this rent would consume 63% of the median local household income ($35k/yr) (locally 2756% 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 $523 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,600

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — 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 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: 2.46% ✓
• Cap rate: 21.28%
• Cash-on-cash: 53.53%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $132,319
• List price: $75,600
• Delta: -42.87%
• 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
292-294 Carter St	0.44mi	6/2.0	2,240 (0%)	2mo	$80,000	$36	78
373 Weaver St St	0.17mi	6/2.0	2,065 (-8%)	5mo	$79,999	$39	75
94 Dayton St	0.04mi	6/2.0	2,315 (+3%)	22mo	$65,000	$28	74
768 Avenue D	0.14mi	6/2.0	2,220 (-1%)	24mo	$145,000	$65	72
75 Weyl St	0.32mi	7/2.0 (+1)	2,136 (-5%)	10mo	$75,000	$35	64
96 Sobieski St	0.28mi	6/3.5	2,450 (+9%)	6mo	$161,000	$66	60
1317 North St	0.26mi	6/2.0	2,526 (+13%)	9mo	$170,200	$67	59
621 Joseph Ave	0.57mi	6/2.0	2,119 (-5%)	8mo	$115,000	$54	58
72-74 Carter St	0.53mi	7/3.0 (+1)	2,372 (+6%)	6mo	$80,000	$34	51
63 Mohawk St	0.74mi	5/2.0 (-1)	2,121 (-5%)	22mo	$72,500	$34	33
23 Kohlman St	0.66mi	6/2.0	2,548 (+14%)	18mo	$95,000	$37	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 57.2%
• Equity multiple: 3.73×
• Total profit: $57,729
• Equity at exit: $11,272

10-year hold

• IRR: 64.0%
• Equity multiple: 9.15×
• Total profit: $172,478
• Equity at exit: $6,537

Cash invested: $21,168 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,134/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $944

Break-even live

Break-even rent $661

Max offer price $75,600

Occupancy floor 44%

Sensitivity live

Price	-10% $996	-5% $970	+0% $944	+5% $918	+10% $892
Rent	-10% $798	-5% $871	+0% $944	+5% $1,018	+10% $1,091
Rate	-1.0pp $982	-0.5pp $963	base $944	+0.5pp $925	+1.0pp $905

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: $18,900
• Closing costs: $2,268
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   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 $75,600 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.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,279
• − Mortgage interest: −$4,235
• − Property taxes: −$1,134
• − Insurance: −$378
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$2,199
• Taxable income: $10,768
• Est. tax owed @ 24.0%: −$2,584
• After-tax cash flow: $8,747/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This property requires moderate renovations, focusing on exterior repairs and landscaping to improve its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and discoloration
• Minor landscaping — Overgrown bushes need trimming

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both trim bushes — Improves landscaping and curb appeal
• Both repair siding — Fixes major issue and improves appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and discoloration	Major	$15,000–50,000
landscaping · Overgrown bushes need trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both trim bushes — Improves landscaping and curb appeal ↑
• Both repair siding — Fixes major issue and improves appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

2 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-22 Listed $75,600 UNYREIS