26 Kohlman St · Rochester, NY 14621

$95,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 230 Days on market

Built 1865 5,268 sqft lot $79/sqft · 39% above area Est $68k · 39% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of Updates! Great opportunity to own an updated home with an adjacent residential lot next door. This home has a private driveway leading to a two car garage. It has an updated kitchen, bathroom, electrical panel, furnace, and water heater! Roof is 10 years old. Heating furnace is 2 years old, Hot water tank is 2 years old. Home is currently rented to a paying tenant and can be delivered emptied and unoccupied. You can potentially fence in the two lots and make it a large compound. The lot next door (30 Kohlman Street) is included in the sale of this home and has a separate tax id # (261400-091-780-0003-015-000-0000). This is a great investment, call today for a showing! This property has a valid C of O, it expires in 2030.

Key facts

• Valid c of o
• Private driveway
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• PRIVATE DRIVEWAY
• ADJACENT RESIDENTIAL LOT
• VALID C OF O

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 116 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,486/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 $657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 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 $25k; list at $95k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.97%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $68,252
• List price: $95,000
• Delta: 39.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Avenue D	0.29mi	3/1.0	1,176 (-2%)	1mo	$30,000	$26	82
2 Oscar St	0.10mi	3/1.0	1,303 (+8%)	1mo	$65,000	$50	81
623 Avenue D	0.33mi	3/1.0	1,254 (+4%)	2mo	$70,000	$56	76
285 Avenue B	0.37mi	3/1.0	1,292 (+7%)	1mo	$50,000	$39	70
263 Weyl St	0.63mi	3/1.0	1,202 (-0%)	4mo	$85,000	$71	67
8 Emanon St	0.53mi	4/1.0 (+1)	1,182 (-2%)	2mo	$140,000	$118	65
85 Eiffel Pl	0.40mi	3/2.0	1,323 (+10%)	3mo	$60,000	$45	58
15 Princeton St	0.70mi	3/2.0	1,158 (-4%)	3mo	$75,000	$65	54
9 Hoeltzer St	0.62mi	4/1.0 (+1)	1,279 (+6%)	3mo	$50,000	$39	54
128 Clifford Ave	0.63mi	3/1.0	1,319 (+10%)	2mo	$90,000	$68	53
172 Moulson St	0.59mi	4/2.0 (+1)	1,091 (-9%)	2mo	$159,000	$146	46
101 Rauber St	0.68mi	3/1.0	1,025 (-15%)	2mo	$144,000	$140	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: 25.0%
• Equity multiple: 2.09×
• Total profit: $29,107
• Equity at exit: $14,165

10-year hold

• IRR: 35.6%
• Equity multiple: 5.07×
• Total profit: $108,251
• Equity at exit: $8,214

Cash invested: $26,600 (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: 116
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$498
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $576

Break-even live

Break-even rent $758

Max offer price $95,000

Occupancy floor 56%

Sensitivity live

Price	-10% $629	-5% $602	+0% $576	+5% $549	+10% $522
Rent	-10% $458	-5% $517	+0% $576	+5% $634	+10% $693
Rate	-1.0pp $623	-0.5pp $600	base $576	+0.5pp $551	+1.0pp $526

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	15d	1	0.45mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	0.57mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.59mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.64mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	44d	1	0.66mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.70mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	44d	1	0.88mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.92mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.95mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.04mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	1.05mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.09mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	1.11mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.11mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	1.19mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.21mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	1.22mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	1.23mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.24mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	24d	1	1.27mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	1.29mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.35mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	1.35mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	3d	4	1.36mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	11d	1	1.36mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.37mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	1.48mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	15d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $95,000 Active 230 DOM
2. 2026-06-18
   days on market $95,000 Active 227 DOM
3. 2026-06-17
   days on market $95,000 Active 226 DOM
4. 2026-06-16
   days on market $95,000 Active 225 DOM
5. 2026-06-15
   days on market $95,000 Active 224 DOM
6. 2026-06-13
   days on market $95,000 Active 222 DOM
7. 2026-06-13
   days on market $95,000 Active 221 DOM
8. 2026-06-10
   days on market $95,000 Active 219 DOM
9. 2026-06-09
   days on market $95,000 Active 218 DOM
10. 2026-06-09
    days on market $95,000 Active 217 DOM
11. 2026-06-07
    days on market $95,000 Active 216 DOM
12. 2026-06-05
    days on market $95,000 Active 213 DOM
13. 2026-06-03
    days on market $95,000 Active 212 DOM
14. 2026-06-03
    days on market $95,000 Active 211 DOM
15. 2026-06-01
    days on market $95,000 Active 210 DOM
16. 2026-05-31
    days on market $95,000 Active 209 DOM
17. 2026-05-12
    price $95,000 738-char remark

    Show marketing remark (738 chars)

    Lots of Updates! Great opportunity to own an updated home with an adjacent residential lot next door. This home has a private driveway leading to a two car garage. It has an updated kitchen, bathroom, electrical panel, furnace, and water heater! Roof is 10 years old. Heating furnace is 2 years old, Hot water tank is 2 years old. Home is currently rented to a paying tenant and can be delivered emptied and unoccupied. You can potentially fence in the two lots and make it a large compound. The lot next door (30 Kohlman Street) is included in the sale of this home and has a separate tax id # (261400-091-780-0003-015-000-0000). This is a great investment, call today for a showing! This property has a valid C of O, it expires in 2030.

18. 2025-11-02
    listed $99,900 Active 738-char remark

    Show marketing remark (738 chars)

    Lots of Updates! Great opportunity to own an updated home with an adjacent residential lot next door. This home has a private driveway leading to a two car garage. It has an updated kitchen, bathroom, electrical panel, furnace, and water heater! Roof is 10 years old. Heating furnace is 2 years old, Hot water tank is 2 years old. Home is currently rented to a paying tenant and can be delivered emptied and unoccupied. You can potentially fence in the two lots and make it a large compound. The lot next door (30 Kohlman Street) is included in the sale of this home and has a separate tax id # (261400-091-780-0003-015-000-0000). This is a great investment, call today for a showing! This property has a valid C of O, it expires in 2030.

19. 2025-07-22
    status Pending
20. 2025-07-13
    historical
21. 2025-06-24
    listed $95,000 Active
22. 1994-05-24
    soldstatus $25,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$437/yr (+$36/mo · 59.8%)

ⓘ 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: $17,837
• − Mortgage interest: −$5,321
• − Property taxes: −$731
• − Insurance: −$475
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$2,764
• Taxable income: $5,692
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $5,541/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

+280.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $95,000 UNYREIS
• 2025-11-02 Listed $99,900 UNYREIS
• 2025-07-22 Pending — UNYREIS
• 2025-07-13 Listing Removed — UNYREIS
• 2025-06-24 Listed $95,000 UNYREIS
• 1994-05-24 Sold (Public Records) $25,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $731 · +0.0% YoY. Source: county tax records.