101 Ernst St · Rochester, NY 14621

$109,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 6 Days on market

Built 1911 3,675 sqft lot Est $177k · 38% 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 +8.5/10.0
• 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

Why rent when you can own? Welcome to 101 Ernst Street—a move-in ready 2-story Colonial offering affordable homeownership with valuable updates already completed! Built in 1911 and featuring 3 bedrooms and 1.5 baths, this home offers a convenient first-floor bedroom and half bath, providing flexible living options. Enjoy peace of mind with a new roof, new windows, high-efficiency furnace, and glass block basement windows for added security and energy efficiency. Inside, you'll find new luxury vinyl plank flooring throughout, stylish butcher block countertops, and plenty of natural light. The exterior features low-maintenance vinyl siding and an inviting open front porch, perfect for r

Key facts

• New roof
• First floor bedroom
• New windows

Tags

• FIRST FLOOR BEDROOM
• NEW ROOF
• NEW WINDOWS
• HIGH EFFICIENCY FURNACE
• GLASS BLOCK BASEMENT WINDOWS
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story; Existing (established) construction
• Construction: Aluminum siding; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot with approximately 35 x 105 dimensions; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Storage
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 11.6% 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 21d 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 $1,482/mo this rent would consume 50% 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 $760 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1911 — 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: 1.35% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $177,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1271 North St	0.04mi	4/1.5 (+1)	1,276 (+3%)	2mo	$128,900	$101	85
1295 North Street St	0.04mi	3/1.5	1,347 (+9%)	2mo	$70,000	$52	80
95 Cleon St	0.04mi	3/1.0	1,089 (-12%)	1mo	$83,000	$76	77
235 Ernst St	0.19mi	3/1.5	1,164 (-6%)	2mo	$170,000	$146	77
207 Herald St	0.27mi	3/2.0	1,288 (+4%)	1mo	$60,000	$47	76
56 Northlane Dr	0.39mi	2/1.5 (-1)	1,232 (-1%)	2mo	$90,142	$73	72
623 Avenue D	0.54mi	3/1.0	1,254 (+1%)	2mo	$70,000	$56	71
82 Kosciusko St	0.20mi	4/1.0 (+1)	1,137 (-8%)	3mo	$174,000	$153	70
116 Barberry	0.39mi	4/2.0 (+1)	1,220 (-2%)	2mo	$175,000	$143	68
34 Zygment St	0.47mi	3/1.0	1,137 (-8%)	2mo	$182,000	$160	63
155 Wakefield St	0.60mi	3/1.0	1,357 (+9%)	3mo	$208,500	$154	54
172 Moulson St	0.59mi	4/2.0 (+1)	1,091 (-12%)	2mo	$159,000	$146	42

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: 16.0%
• Equity multiple: 1.68×
• Total profit: $21,001
• Equity at exit: $16,386

10-year hold

• IRR: 27.9%
• Equity multiple: 4.05×
• Total profit: $93,764
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$576
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $487

Break-even live

Break-even rent $866

Max offer price $109,900

Occupancy floor 62%

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: $27,475
• Closing costs: $3,297
• 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	10d	1	0.13mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.22mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.27mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.37mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	0.39mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.56mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.60mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	13d	1	0.68mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	43d	1	0.78mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	43d	1	0.81mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	10d	1	0.85mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.90mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.93mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	43d	1	0.93mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	0.97mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.09mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.11mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.11mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	2d	4	1.12mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.15mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	23d	1	1.19mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	1.26mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	1.33mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	43d	1	1.33mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.34mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	13d	1	1.36mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	43d	1	1.40mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.40mi

Listing history 6 events

1. 2026-06-18
   days on market $109,900 Active 6 DOM
2. 2026-06-17
   days on market $109,900 Active 5 DOM
3. 2026-06-16
   days on market $109,900 Active 4 DOM
4. 2026-06-15
   days on market $109,900 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $109,900 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: $747 · $62/mo
• Projected year-2 tax: $1,302 · $108/mo
• Expected delta: +$555/yr (+$46/mo · 74.4%)

ⓘ 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: $17,788
• − Mortgage interest: −$6,156
• − Property taxes: −$747
• − Insurance: −$550
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,197
• Taxable income: $4,293
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,810/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

+189.2% since first listed

4 events — show timeline

• 2026-06-12 Listed $109,900 UNYREIS
• 2009-12-30 Sold (Public Records) $315,000 Public Records
• 2009-02-06 Sold (Public Records) $5,000 Public Records
• 1997-07-30 Sold (Public Records) $38,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $747 · -1.1% YoY. Source: county tax records.