65 Camden St · Rochester, NY 14612

$199,900

3 bd · 1.0 ba · 872 sqft · SingleFamily public records · 6 Days on market

Built 1923 4,356 sqft lot Est $176k · 13% over

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Why this score? — see what drove the D- 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 +15.9/30.0
• DSCR +4.9/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready to fall in love with this beautifully updated home in Charlotte. Walking distance to the beach and restaurants. First things you'll notice when you see the house is the vinyl siding, architectural roof shingles, and dual pane updated windows. The bright and clean tiled floors will lead you from the driveway into a nicely updated white kitchen. Gleaming hardwoods, leaded glass, and old-world charm are throughout the first floor. The upstairs is where you'll find three bedrooms and a gorgeous custom tiled full bathroom. There's a pull-down staircase in one of the three bedrooms which leads you up to a full attic. Newer furnace and hot water heater finish off this great house. Delayed Negotiations until 11/15/22 at 9:00 AM.

Key facts

• Low-maintenance yard
• Enclosed front porch
• 4,356 sq ft lot

Tags

• ENCLOSED FRONT PORCH
• SHAKER-STYLE CABINETRY
• LOW-MAINTENANCE YARD
• DETACHED TWO-CAR GARAGE
• UPDATED FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.7% below list).
• Recommended offer: $173k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: School 42-Abelard Reynolds (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 456 students, 86% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 130 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $155k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,607 (13.7% below list)

Questions for the listing agent

1. Built in 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $176,144
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Alpha St	0.14mi	2/1.0 (-1)	989 (+13%)	19mo	$200,000	$202	50
9 2nd St	0.75mi	2/1.0 (-1)	944 (+8%)	21mo	$142,000	$150	29

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-22,057
• Equity at exit: $29,806

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $6,703
• Equity at exit: $17,284

Cash invested: $55,972 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 130
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $97

Break-even live

Break-even rent $1,604

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $210	-5% $153	+0% $97	+5% $40	+10% $-16
Rent	-10% $-40	-5% $29	+0% $97	+5% $165	+10% $233
Rate	-1.0pp $197	-0.5pp $148	base $97	+0.5pp $45	+1.0pp $-8

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	4d	1	0.33mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	4d	1	1.39mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	4d	1	1.42mi

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $199,900 Active
3. 2023-01-13
   soldstatus $155,000 Closed Sale or Rented 740-char remark

   Show marketing remark (740 chars)

   Get ready to fall in love with this beautifully updated home in Charlotte. Walking distance to the beach and restaurants. First things you'll notice when you see the house is the vinyl siding, architectural roof shingles, and dual pane updated windows. The bright and clean tiled floors will lead you from the driveway into a nicely updated white kitchen. Gleaming hardwoods, leaded glass, and old-world charm are throughout the first floor. The upstairs is where you'll find three bedrooms and a gorgeous custom tiled full bathroom. There's a pull-down staircase in one of the three bedrooms which leads you up to a full attic. Newer furnace and hot water heater finish off this great house. Delayed Negotiations until 11/15/22 at 9:00 AM.

4. 2022-11-17
   status Under Contract- Do Not Show 740-char remark

   Show marketing remark (740 chars)

   Get ready to fall in love with this beautifully updated home in Charlotte. Walking distance to the beach and restaurants. First things you'll notice when you see the house is the vinyl siding, architectural roof shingles, and dual pane updated windows. The bright and clean tiled floors will lead you from the driveway into a nicely updated white kitchen. Gleaming hardwoods, leaded glass, and old-world charm are throughout the first floor. The upstairs is where you'll find three bedrooms and a gorgeous custom tiled full bathroom. There's a pull-down staircase in one of the three bedrooms which leads you up to a full attic. Newer furnace and hot water heater finish off this great house. Delayed Negotiations until 11/15/22 at 9:00 AM.

5. 2022-11-16
   historical Continue to Show- Under Contract 740-char remark

   Show marketing remark (740 chars)

   Get ready to fall in love with this beautifully updated home in Charlotte. Walking distance to the beach and restaurants. First things you'll notice when you see the house is the vinyl siding, architectural roof shingles, and dual pane updated windows. The bright and clean tiled floors will lead you from the driveway into a nicely updated white kitchen. Gleaming hardwoods, leaded glass, and old-world charm are throughout the first floor. The upstairs is where you'll find three bedrooms and a gorgeous custom tiled full bathroom. There's a pull-down staircase in one of the three bedrooms which leads you up to a full attic. Newer furnace and hot water heater finish off this great house. Delayed Negotiations until 11/15/22 at 9:00 AM.

6. 2022-11-09
   listed $119,900 Active 740-char remark

   Show marketing remark (740 chars)

   Get ready to fall in love with this beautifully updated home in Charlotte. Walking distance to the beach and restaurants. First things you'll notice when you see the house is the vinyl siding, architectural roof shingles, and dual pane updated windows. The bright and clean tiled floors will lead you from the driveway into a nicely updated white kitchen. Gleaming hardwoods, leaded glass, and old-world charm are throughout the first floor. The upstairs is where you'll find three bedrooms and a gorgeous custom tiled full bathroom. There's a pull-down staircase in one of the three bedrooms which leads you up to a full attic. Newer furnace and hot water heater finish off this great house. Delayed Negotiations until 11/15/22 at 9:00 AM.

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$878/yr (+$73/mo · 54.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $20,713
• − Mortgage interest: −$11,198
• − Property taxes: −$1,622
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,815
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,698/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): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

+66.7% since first listed

6 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-15 Listed $199,900 UNYREIS
• 2023-01-13 Sold (MLS) $155,000 UNYREIS
• 2022-11-17 Pending — UNYREIS
• 2022-11-16 Contingent — UNYREIS
• 2022-11-09 Listed $119,900 UNYREIS

Property tax history

+5.9%/yr

Latest (2025): $1,622 · +0.0% YoY. Source: county tax records.