63 Manchester St · Rochester, NY 14621

$105,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 6 Days on market

Built 1932 4,108 sqft lot Est $164k · 35% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Delayed negotiations until Monday 3/30 at 2pm. Nestled in the heart of the vibrant 14621 community in Northeast Rochester, 63 Manchester Street is a testament to the enduring quality of 1930s craftsmanship. This classic three-bedroom, one-bath Colonial home, built in 1932, perfectly blends historic character with the functional needs of modern life across its 1,144 square feet of living space. Featuring the solid bones typical of its era, the residence includes a traditional floor plan that flows naturally into bright living areas and a full basement for ample storage as well as a full walk-up attic. The exterior is finished with low-maintenance siding and boasts a fully fenced backyard tha

Key facts

• One-car garage
• Full basement
• Full walk-up attic

Tags

• FULLY FENCED BACKYARD
• FULL BASEMENT
• FULL WALK-UP ATTIC
• ONE-CAR GARAGE
• OFF-STREET PARKING
• PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Cap rate 12.1% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,491/mo this rent would consume 51% 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 $732 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 + 8.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $106k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,900

Questions for the listing agent

1. Built in 1932 — 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: 1.41% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.80%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $163,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Ernst St	0.19mi	3/1.5	1,164 (+2%)	2mo	$170,000	$146	84
82 Kosciusko St	0.17mi	4/1.0 (+1)	1,137 (-1%)	3mo	$174,000	$153	84
95 Cleon St	0.20mi	3/1.0	1,089 (-5%)	1mo	$83,000	$76	82
34 Zygment St	0.42mi	3/1.0	1,137 (-1%)	2mo	$182,000	$160	78
56 Northlane Dr	0.21mi	2/1.5 (-1)	1,232 (+8%)	2mo	$90,142	$73	69
116 Barberry	0.28mi	4/2.0 (+1)	1,220 (+7%)	2mo	$175,000	$143	65
1271 North St	0.23mi	4/1.5 (+1)	1,276 (+12%)	2mo	$128,900	$101	61
51 Sylvester St	0.57mi	3/1.0	1,040 (-9%)	2mo	$90,000	$87	57
207 Herald St	0.41mi	3/2.0	1,288 (+13%)	1mo	$60,000	$47	55
172 Moulson St	0.60mi	4/2.0 (+1)	1,091 (-5%)	2mo	$159,000	$146	54
62 Sylvester St	0.59mi	3/1.5	1,036 (-9%)	2mo	$195,000	$188	53
623 Avenue D	0.73mi	3/1.0	1,254 (+10%)	2mo	$70,000	$56	48

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: 18.4%
• Equity multiple: 1.79×
• Total profit: $23,433
• Equity at exit: $15,790

10-year hold

• IRR: 30.0%
• Equity multiple: 4.32×
• Total profit: $98,331
• Equity at exit: $9,156

Cash invested: $29,652 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$555
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $514

Break-even live

Break-even rent $840

Max offer price $105,900

Occupancy floor 61%

Sensitivity live

Price	-10% $574	-5% $544	+0% $514	+5% $484	+10% $454
Rent	-10% $396	-5% $455	+0% $514	+5% $573	+10% $632
Rate	-1.0pp $567	-0.5pp $541	base $514	+0.5pp $487	+1.0pp $459

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.22mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.26mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.37mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.40mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.43mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.48mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.55mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	44d	1	0.63mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.63mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	11d	1	0.70mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	0.73mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	0.80mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	44d	1	0.89mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.94mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	44d	1	0.98mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	3d	4	1.01mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	24d	1	1.02mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.07mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	1.14mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	15d	1	1.15mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.19mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	1.26mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	1.31mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	44d	1	1.34mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	1.34mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	1.35mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.38mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	44d	1	1.49mi

Listing history 4 events

1. 2026-03-31
   status Pending
2. 2026-03-31
   historical Active Under Contract
3. 2026-03-25
   listed $105,900 Active
4. 1993-04-23
   soldstatus $53,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: +$510/yr (+$42/mo · 66.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $17,888
• − Mortgage interest: −$5,932
• − Property taxes: −$770
• − Insurance: −$530
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,081
• Taxable income: $4,713
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $5,036/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): 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

+99.8% since first listed

4 events — show timeline

• 2026-03-31 Pending — UNYREIS
• 2026-03-31 Contingent — UNYREIS
• 2026-03-25 Listed $105,900 UNYREIS
• 1993-04-23 Sold (Public Records) $53,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $770 · +0.0% YoY. Source: county tax records.