44 Peckham St · Rochester, NY 14621

$79,900

4 bd · 2.0 ba · 1,661 sqft · Townhouse public records · 12 Days on market

Built 1920 3,403 sqft lot Est $68k · 17% over

---

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

Another Rockin' Rochester Investment Opportunity! Fully occupied side by side duplex. 2015 roof, CoO valid through 10/12/2029. AGI $20,700. Can be packaged with 98-100 Cleon, 92 Ellison, 176 Furlong, 159 Cedarwood, 1322 E Main St, 144 Ave C.

Key facts

• Separate utilities
• Two-family home
• 2 garage spots

Tags

• INVESTMENT OPPORTUNITY
• SEPARATE UTILITIES
• TWO-FAMILY HOME

Property features AI

Finance

• Other: Two total units; Two separate gas meters; Two separate electric meters
• Financial info: Owner pays snow removal and water; Tenant(s) pay all utilities; Operating expenses may include professional management

Exterior

• Parking: 2-car garage; Paved driveway; Multiple parking spaces
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical
• Home design: Single-story; Residential 2-unit zoning; Existing construction
• Construction: Aluminum siding; Copper and PEX plumbing; Asphalt roof; Stone foundation; Built (existing)
• Exterior features: Corner lot; Rectangular lot; Fence (partial)

Interior

• Flooring: Carpet; Hardwood; Resilient flooring; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Storm windows; Thermal windows; Wood window frames; Enclosed porch; Porch; Partial fencing
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 19.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,777/mo this rent would consume 60% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1920 — 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: 2.22% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.26%
• DSCR: 3.01
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $68,101
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Peckham St	0.09mi	3/2.0 (-1)	1,584 (-5%)	10mo	$80,000	$51	75
82 Klein St	0.05mi	4/2.0	1,532 (-8%)	12mo	$122,000	$80	74
25 Peckham St	0.06mi	4/2.0	1,570 (-6%)	21mo	$60,000	$38	71
14 Ketchum St	0.70mi	4/2.0	1,642 (-1%)	2mo	$96,000	$58	64
191 Durnan St	0.51mi	5/2.0 (+1)	1,640 (-1%)	14mo	$50,000	$30	57
116 Bernard St	0.56mi	4/2.0	1,593 (-4%)	16mo	$51,900	$33	54
789 Joseph Ave	0.52mi	5/2.0 (+1)	1,784 (+7%)	12mo	$73,000	$41	49
98-100 Cleon St	0.35mi	4/2.0	1,488 (-10%)	21mo	$45,000	$30	49
523 Remington St	0.43mi	4/2.0	1,488 (-10%)	20mo	$60,000	$40	46
164 Durnan St	0.47mi	4/2.0	1,522 (-8%)	23mo	$68,000	$45	45
25 Saint Jacob St	0.61mi	4/2.0	1,501 (-10%)	22mo	$80,000	$53	38

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: 48.0%
• Equity multiple: 3.24×
• Total profit: $50,221
• Equity at exit: $11,913

10-year hold

• IRR: 55.8%
• Equity multiple: 7.96×
• Total profit: $155,806
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$419
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $844

Break-even live

Break-even rent $709

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $889	-5% $866	+0% $844	+5% $821	+10% $799
Rent	-10% $704	-5% $774	+0% $844	+5% $914	+10% $984
Rate	-1.0pp $884	-0.5pp $864	base $844	+0.5pp $823	+1.0pp $802

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.15mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.50mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.71mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.80mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.94mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.07mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.24mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	1.30mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	1.41mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.44mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.46mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	1.47mi

Listing history 9 events

1. 2026-06-21
   days on market $79,900 Active 12 DOM
2. 2026-06-18
   days on market $79,900 Active 9 DOM
3. 2026-06-17
   days on market $79,900 Active 8 DOM
4. 2026-06-16
   days on market $79,900 Active 7 DOM
5. 2026-06-15
   days on market $79,900 Active 6 DOM
6. 2026-06-13
   days on market $79,900 Active 4 DOM
7. 2026-06-13
   days on market $79,900 Active 3 DOM
8. 2026-06-10
   remarks 570-char remark
9. 2026-06-10
   listed $79,900 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: $1,290 · $108/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$30/yr (+$3/mo · 2.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% 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: $21,322
• − Mortgage interest: −$4,476
• − Property taxes: −$1,290
• − Insurance: −$400
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,324
• Taxable income: $9,421
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $7,866/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

+220.9% since first listed

11 events — show timeline

• 2026-06-09 Listed $79,900 UNYREIS
• 2024-06-14 Sold (Public Records) $70,000 Public Records
• 2024-06-14 Sold (MLS) $70,000 UNYREIS
• 2024-05-18 Pending — UNYREIS
• 2024-05-02 Listed $70,000 UNYREIS
• 2015-12-17 Sold (MLS) $58,000 UNYREIS
• 2015-08-14 Pending — UNYREIS
• 2015-07-23 Listed $64,900 UNYREIS
• 2015-05-06 Sold (Public Records) $21,000 Public Records
• 2015-05-01 Sold (MLS) $21,000 UNYREIS
• 2015-03-12 Listed $24,900 UNYREIS

Property tax history

+19.4%/yr

Latest (2025): $1,290 · -29.4% YoY. Source: county tax records.