94 Wetmore Park · Rochester, NY 14606

$140,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 5 Days on market

Built 1926 5,360 sqft lot Est $127k · 10% 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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 94 Wetmore Park! This spacious Colonial offers flexibility and charm with 3 bedrooms, 1.5 bathrooms, and a bonus room on the first floor that is currently being used as a primary bedroom with convenient access to the adjoining full bath; perfect for guests, multigenerational living, a home office, or those seeking first-floor living. The main level also features a bright living room, formal dining room, and a functional kitchen ready for your personal touch. Upstairs you'll find three nice sized bedrooms and a full bath. Hardwood floors, abundant natural light, ample storage, and a full basement provide endless possibilities. Outside, enjoy a detached two-car garage and a private

Key facts

• Functional kitchen
• Private backyard
• Full basement

Tags

• DETACHED TWO-CAR GARAGE
• PRIVATE BACKYARD
• FUNCTIONAL KITCHEN
• ABUNDANT NATURAL LIGHT
• FULL BASEMENT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Existing/resale property
• Construction: Aluminum siding; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Residential lot; City street frontage; Irregular lot

Interior

• Kitchen: Gas cooktop
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Window cooling units
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1926 — 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: 1.17% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Pool St	0.24mi	4/1.0 (+1)	1,458 (-4%)	1mo	$162,500	$111	73
437 Glide St	0.15mi	3/1.0	1,370 (-9%)	6mo	$100,000	$73	68
1145 Maple St	0.43mi	3/1.0	1,572 (+4%)	5mo	$163,000	$104	65
22 Lisbon St	0.59mi	3/1.5	1,488 (-2%)	6mo	$125,500	$84	63
71 Lorenzo St	0.58mi	3/1.0	1,544 (+2%)	6mo	$70,000	$45	61
19 Mcguckin St	0.50mi	4/2.0 (+1)	1,640 (+8%)	3mo	$178,000	$109	55
64 Lisbon St	0.58mi	3/1.5	1,392 (-8%)	5mo	$115,000	$83	53
46 Rogers Ave	0.74mi	3/1.0	1,458 (-4%)	3mo	$81,000	$56	53
307 Hague St	0.61mi	3/1.0	1,356 (-10%)	1mo	$70,000	$52	50
385 Hague St	0.54mi	4/1.0 (+1)	1,365 (-10%)	1mo	$120,000	$88	49
823 Jay St	0.72mi	3/2.0	1,292 (-15%)	3mo	$143,000	$111	40
301 Avery St	0.74mi	3/1.0	1,296 (-14%)	1mo	$80,000	$62	36

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $9,278
• Equity at exit: $20,874

10-year hold

• IRR: 17.9%
• Equity multiple: 2.69×
• Total profit: $66,408
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$734
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $415

Break-even live

Break-even rent $1,107

Max offer price $140,000

Occupancy floor 70%

Sensitivity live

Price	-10% $494	-5% $455	+0% $415	+5% $375	+10% $336
Rent	-10% $286	-5% $351	+0% $415	+5% $479	+10% $544
Rate	-1.0pp $486	-0.5pp $451	base $415	+0.5pp $379	+1.0pp $342

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.04mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	0.24mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	15d	1	0.47mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.63mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.65mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.68mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	0.88mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.94mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	0.97mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	0.97mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.00mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.00mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.02mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.06mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.16mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	1.38mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.41mi

Listing history 6 events

1. 2026-06-18
   days on market $140,000 Active 5 DOM
2. 2026-06-17
   days on market $140,000 Active 4 DOM
3. 2026-06-16
   days on market $140,000 Active 3 DOM
4. 2026-06-15
   days on market $140,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $140,000 Active 1 DOM

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$691/yr (+$58/mo · 70.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $19,589
• − Mortgage interest: −$7,842
• − Property taxes: −$985
• − Insurance: −$700
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,073
• Taxable income: $2,855
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $4,295/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

+100.0% since first listed

5 events — show timeline

• 2026-06-12 Listed $140,000 UNYREIS
• 2025-10-31 Listing Removed — UNYREIS
• 2025-06-27 Price Changed $130,000 UNYREIS
• 2025-06-10 Listed $150,000 UNYREIS
• 2009-11-16 Sold (Public Records) $70,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $985 · -10.8% YoY. Source: county tax records.