16 Whalin St · Rochester, NY 14620

$135,000

1 bd · 1.0 ba · 801 sqft · SingleFamily public records · 8 Days on market

Built 1875 4,620 sqft lot Est $158k · 14% under

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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 +23.9/30.0
• ARV discount +14.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Property is tenant occupied (month-to-month) who works at home and has family responsibilities and a dog. Showings are restricted to accommodated in consideration of these. Well-maintained and cozy home with replacement windows, upgraded infrastructure and mechanical's, new floors, enclosed front porch, enclosed rear entryway, off-street parking, appliances included, fenced in yard, convenient location. Basement laundry. Delayed negotiations. Offers due by 2/16 at noon. Limited showings: 2/11 4-6; 2/14 and 15 2-4.

Key facts

• New floors
• Off-street parking
• Replacement windows

Tags

• REPLACEMENT WINDOWS
• UPGRADED INFRASTRUCTURE
• NEW FLOORS
• ENCLOSED FRONT PORCH
• ENCLOSED REAR ENTRYWAY
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).

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 (+1.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1875 — 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: 1.03% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $157,797
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Whalin St	0.00mi	1/1.0	801 (0%)	1mo	$167,500	$209	99
158 Averill Ave	0.23mi	1/1.0	760 (-5%)	13mo	$121,000	$159	70
76 Diem St	0.41mi	2/1.0 (+1)	819 (+2%)	9mo	$127,500	$156	64
45 Pearl St	0.40mi	2/1.0 (+1)	800 (-0%)	15mo	$209,090	$261	64
37 Mount Vernon Ave	0.16mi	2/1.0 (+1)	902 (+13%)	13mo	$169,500	$188	56
163 Richard St	0.50mi	1/1.0	763 (-5%)	23mo	$150,000	$197	50
134 Henrietta St	0.58mi	2/2.0 (+1)	868 (+8%)	14mo	$183,000	$211	39

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,754
• Equity at exit: $20,129

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $4,732
• Equity at exit: $11,672

Cash invested: $37,800 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$708
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $261

Break-even live

Break-even rent $1,057

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	23d	1	0.24mi
209 Gregory St Rochester, NY	1.0	1.0	1000	$1,250	$1.25	44d	1	0.25mi
291 Pearl St Rochester, NY	1.0	1.0	525	$1,195	$2.28	3d	1	0.26mi
175 Pearl St Unit 1 Rochester, NY	2.0	1.0	550	$1,225	$2.23	44d	1	0.29mi
495 S Clinton Ave Rochester, NY	2.0	1.0	1000	$1,400	$1.40	14d	1	0.30mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	868	$1,773	$2.04	3d	8	0.30mi
236-238 Cypress St Unit Front Rochester, NY	—	1.0	700	$895	$1.28	3d	1	0.35mi
46 Comfort St Rochester, NY	1.0	1.0	600	$895	$1.49	3d	1	0.39mi
58 Woodlawn St Unit 3 Rochester, NY	1.0	1.0	550	$1,650	$3.00	44d	1	0.42mi
161 S Union St Rochester, NY	2.0	1.0	675	$1,450	$2.15	10d	1	0.44mi
123 Griffith St Unit 5 Rochester, NY	1.0	1.0	600	$850	$1.42	44d	1	0.46mi
123 Griffith St Unit 6 Rochester, NY	2.0	1.0	1000	$950	$0.95	21d	1	0.46mi
108 Boardman St Rochester, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	0.49mi
71-73 Marshall St Unit 71-06 Rochester, NY	1.0	1.0	600	$1,250	$2.08	3d	1	0.49mi
71 Marshall St Rochester, NY	1.0	1.0	600	$1,250	$2.08	3d	1	0.49mi
90 Manor Pkwy Rochester, NY	2.0	1.0	600	$1,205	$2.01	10d	3	0.50mi
71 Sanford St Unit 1546304P Rochester, NY	2.0	1.0	839	$4,032	$4.81	14d	1	0.51mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	44d	1	0.57mi
19-21 Cornell St Rochester, NY	2.0	1.0	900	$1,250	$1.39	23d	1	0.57mi
12 Boardman St Rochester, NY	2.0	1.0	1008	$1,600	$1.59	44d	1	0.58mi
336 S Goodman St Unit 1 Rochester, NY	1.0	1.0	600	$1,100	$1.83	14d	1	0.59mi
336 S Goodman St Unit 1 Rochester, NY	1.0	1.0	600	$1,100	$1.83	3d	1	0.59mi
3 Sumner Park #3 Rochester, NY	1.0	1.0	800	$1,000	$1.25	44d	1	0.60mi
82 Harvard St Unit 279-A Rochester, NY	1.0	1.0	600	$1,250	$2.08	21d	1	0.63mi
279 S Goodman St Rochester, NY	1.0	1.0	600	$1,250	$2.08	23d	1	0.64mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$1,770	$1.98	3d	15	0.65mi
249 S Goodman St Unit Down Rochester, NY	1.0	1.0	910	$1,695	$1.86	44d	1	0.67mi
36 Tracy St Unit DOWN Rochester, NY	1.0	1.0	814	$1,750	$2.15	44d	1	0.70mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	23d	1	0.71mi
24 Menlo Pl Rochester, NY	1.0	1.0	750	$1,495	$1.99	3d	1	0.74mi
47 Savannah St Rochester, NY	2.0	1.0–2.0	775	$1,648	$2.13	21d	6	0.74mi
450 Oxford St Unit 4 Rochester, NY	1.0	1.0	800	$775	$0.97	44d	1	0.75mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$1,870	$1.96	3d	11	0.76mi
277 Alexander St Unit 502 Rochester, NY	1.0	1.0	630	$1,799	$2.86	14d	1	0.79mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,175	$1.57	3d	15	0.81mi
56 Cambridge St Unit 4 Rochester, NY	1.0	1.0	800	$920	$1.15	44d	1	0.82mi
86 Meigs St Unit 86 1 Rochester, NY	1.0	1.0	600	$895	$1.49	14d	1	0.83mi
86 Meigs St Unit 86 3 Rochester, NY	1.0	1.0	600	$875	$1.46	3d	1	0.84mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	44d	1	0.87mi
50 Chestnut St Rochester, NY	1.0	1.0	523	$1,669	$3.19	23d	1	0.90mi

Listing history 6 events

1. 2026-02-17
   status Pending
2. 2026-02-09
   listed $135,000 Active
3. 2008-11-17
   soldstatus $55,000
4. 2006-09-05
   soldstatus $49,000
5. 2004-03-15
   soldstatus $37,500
6. 2002-10-28
   soldstatus $28,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: +$716/yr (+$60/mo · 84.4%)

ⓘ 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 ≥96°F today · 15 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: $16,648
• − Mortgage interest: −$7,562
• − Property taxes: −$849
• − Insurance: −$675
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,927
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,900/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+382.1% since first listed

6 events — show timeline

• 2026-02-17 Pending — UNYREIS
• 2026-02-09 Listed $135,000 UNYREIS
• 2008-11-17 Sold (Public Records) $55,000 Public Records
• 2006-09-05 Sold (Public Records) $49,000 Public Records
• 2004-03-15 Sold (Public Records) $37,500 Public Records
• 2002-10-28 Sold (Public Records) $28,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $849 · +0.0% YoY. Source: county tax records.