23 Wolff St · Rochester, NY 14606

$89,000

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 43 Days on market

Built 1883 4,140 sqft lot $85/sqft · at area comps Est $92k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment property! Current and transferable C of O! Newer windows. Great layout. Updated bathroom and kitchen. Currently rented at $950 per month! Fully fenced yard! Can be sold with 27 Villa St & 15 Mason St.

Key facts

• 4,140 sq ft lot
• Built 1883
• Listed 43 days

Property features AI

Exterior

• Parking: No garage and no driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story residence; Existing (resale) property
• Construction: Construction details: see remarks; Full basement
• Exterior features: Rectangular lot measuring approximately 36 x 115

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 (+6.3%/yr); 124 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% 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 $615 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 + 6.3% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $30k; list at $89k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 14.41%
• Cash-on-cash: 29.00%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (median comp): $92,092
• List price: $89,000
• Delta: -3.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Ames St	0.47mi	3/1.0	1,020 (-3%)	3mo	$146,000	$143	71
25 Emerson Park	0.26mi	2/1.5 (-1)	996 (-5%)	4mo	$98,000	$98	69
12 Oriole St	0.65mi	3/1.0	1,040 (-1%)	3mo	$115,000	$111	66
1008 Glide St	0.53mi	3/1.5	1,106 (+6%)	1mo	$200,000	$181	63
225 Wetmore Park	0.64mi	3/2.0	1,019 (-3%)	3mo	$165,000	$162	59
148 Canton St	0.36mi	2/1.0 (-1)	936 (-11%)	3mo	$145,000	$155	58
29 Dakota St	0.74mi	4/1.0 (+1)	1,039 (-1%)	2mo	$90,000	$87	57
288 Orchard St	0.70mi	2/1.0 (-1)	1,110 (+6%)	2mo	$63,000	$57	51
27 Rugraff St	0.49mi	3/1.0	1,200 (+14%)	3mo	$123,000	$103	51
381 Mcnaughton St	0.49mi	2/1.0 (-1)	900 (-14%)	3mo	$145,000	$161	46
122 Dakota St	0.61mi	2/1.0 (-1)	1,200 (+14%)	3mo	$120,000	$100	40
78 Northampton St	0.62mi	2/1.5 (-1)	1,200 (+14%)	0mo	$209,000	$174	40

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: 26.8%
• Equity multiple: 2.16×
• Total profit: $28,857
• Equity at exit: $13,270

10-year hold

• IRR: 36.2%
• Equity multiple: 4.86×
• Total profit: $96,127
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$467
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $602

Break-even live

Break-even rent $688

Max offer price $89,000

Occupancy floor 53%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.24mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.26mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.35mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	0.58mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.66mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	0.69mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.70mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.77mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.78mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.79mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.84mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	0.87mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	0.89mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	0.97mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	0.97mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	0.99mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	1.03mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.21mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.26mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	1.29mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.35mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	1.35mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.38mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $89,000 Active 43 DOM
2. 2026-06-17
   days on market $89,000 Active 42 DOM
3. 2026-06-16
   days on market $89,000 Active 41 DOM
4. 2026-06-15
   days on market $89,000 Active 40 DOM
5. 2026-06-13
   days on market $89,000 Active 38 DOM
6. 2026-06-13
   days on market $89,000 Active 37 DOM
7. 2026-06-10
   days on market $89,000 Active 35 DOM
8. 2026-06-09
   days on market $89,000 Active 34 DOM
9. 2026-06-09
   days on market $89,000 Active 33 DOM
10. 2026-06-07
    days on market $89,000 Active 32 DOM
11. 2026-06-05
    days on market $89,000 Active 29 DOM
12. 2026-06-03
    days on market $89,000 Active 28 DOM
13. 2026-06-03
    days on market $89,000 Active 27 DOM
14. 2026-06-01
    days on market $89,000 Active 26 DOM
15. 2026-05-31
    days on market $89,000 Active 25 DOM
16. 2026-05-06
    listed $89,000 Active 1188-char remark
17. 2016-10-14
    soldstatus $29,900 Closed Sale or Rented 225-char remark

    Show marketing remark (225 chars)

    Turnkey investment property! Current and transferable C of O! Newer windows. Great layout. Updated bathroom and kitchen. Currently rented at $950 per month! Fully fenced yard! Can be sold with 27 Villa St & 15 Mason St.

18. 2016-08-24
    status Pending Sale 225-char remark

    Show marketing remark (225 chars)

    Turnkey investment property! Current and transferable C of O! Newer windows. Great layout. Updated bathroom and kitchen. Currently rented at $950 per month! Fully fenced yard! Can be sold with 27 Villa St & 15 Mason St.

19. 2016-04-22
    listed $29,900 Active 225-char remark

    Show marketing remark (225 chars)

    Turnkey investment property! Current and transferable C of O! Newer windows. Great layout. Updated bathroom and kitchen. Currently rented at $950 per month! Fully fenced yard! Can be sold with 27 Villa St & 15 Mason St.

20. 2016-03-28
    historical
21. 2016-01-11
    listed $38,400 Active
22. 2016-01-09
    historical
23. 2015-11-16
    price $38,400
24. 2015-11-16
    listed $39,900 Active
25. 2015-10-07
    price $38,400
26. 2015-09-05
    historical
27. 2015-09-04
    listed $38,400
28. 2015-08-03
    status Active
29. 2015-06-05
    status Pending Sale
30. 2015-05-19
    listed $39,900 Active
31. 2008-04-25
    soldstatus $32,500

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$515/yr (+$43/mo · 108.9%)

ⓘ 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: $17,400
• − Mortgage interest: −$4,985
• − Property taxes: −$473
• − Insurance: −$445
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,589
• Taxable income: $6,123
• Est. tax owed @ 24.0%: −$1,470
• After-tax cash flow: $5,758/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

+173.8% since first listed

16 events — show timeline

• 2026-05-06 Listed $89,000 UNYREIS
• 2016-10-14 Sold (MLS) $29,900 UNYREIS
• 2016-08-24 Pending — UNYREIS
• 2016-04-22 Listed $29,900 UNYREIS
• 2016-03-28 Listing Removed — UNYREIS
• 2016-01-11 Listed $38,400 UNYREIS
• 2016-01-09 Listing Removed — UNYREIS
• 2015-11-16 Price Changed $38,400 UNYREIS
• 2015-11-16 Listed $39,900 UNYREIS
• 2015-10-07 Price Changed $38,400 WNYREIS
• 2015-09-05 Listing Removed — UNYREIS
• 2015-09-04 Listed $38,400 UNYREIS
• 2015-08-03 Relisted — UNYREIS
• 2015-06-05 Pending — UNYREIS
• 2015-05-19 Listed $39,900 UNYREIS
• 2008-04-25 Sold (Public Records) $32,500 Public Records

Property tax history

-3.5%/yr

Latest (2025): $473 · -43.0% YoY. Source: county tax records.