67 Wilbur St · Rochester, NY 14611

$119,900

3 bd · 2.5 ba · 1,305 sqft · SingleFamily public records · 7 Days on market

Built 1900 5,400 sqft lot $92/sqft · 22% below area Est $153k · 22% 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 +8.1/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Lovely Colonial w/ detached 2 car garage and fenced yard! Many updates! Roof complete tear off 5 yrs. Garage 4 1/2 yrs. New windows 2-3 yrs old. Block windows in basement. Furnace 2007 yr, H20 11yrs. Kitchen cupboards new 3/4 yrs, as well as countertops. Tin ceiling with light and ceiling fan. 2 full bathrooms, Enclosed porch 2019-20yr. Front, back, side door 7-8 yrs. House insulated 5 yrs ago. Some work left to be done inside but cozy home! Showings Fri, Sat and Sun 10-6pm . Monday 10-2pm. All offers due by Monday 24th May by 2:00pm. 24 Hrs for sellers to respond to offers.

Key facts

• Fully insulated
• First-floor bedroom
• Separate flex space

Tags

• FIRST-FLOOR BEDROOM
• ENCLOSED PORCH
• PARTIALLY FENCED YARD
• SEPARATE FLEX SPACE
• FULLY INSULATED
• EQUIPPED WITH ELECTRICITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: 2 stories; Resale property
• Construction: Aluminum siding; Spray foam insulation; Asphalt roof; Block foundation; Existing (year built details)
• Exterior features: Enclosed porch; Porch; Patio; Blacktop driveway; Partial fencing

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Window and wall cooling units
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Solid surface counters; Natural woodwork; Window treatments; Drapes; Thermal windows; Accessible bedroom; Bedroom on main level; Main level primary; Primary suite
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

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 (+6.4%/yr); 78 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,572/mo this rent would consume 60% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $829 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.
• At projected returns (-2.9% appreciation + 6.4% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1900 — 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: 1.31% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $153,327
• List price: $119,900
• Delta: -21.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Wilbur St	0.00mi	4/2.0 (+1)	1,305 (0%)	0mo	$141,800	$109	93
104 Garfield St	0.24mi	3/2.0	1,334 (+2%)	2mo	$92,500	$69	82
253 Garfield St	0.17mi	3/1.0	1,277 (-2%)	2mo	$149,900	$117	81
149 Salina St	0.31mi	3/1.5	1,391 (+7%)	2mo	$100,000	$72	68
249 Lincoln Ave	0.11mi	3/1.5	1,492 (+14%)	4mo	$103,000	$69	64
316 Ravenwood Ave	0.49mi	3/1.0	1,360 (+4%)	1mo	$175,000	$129	64
91 Independence St	0.48mi	3/2.0	1,230 (-6%)	3mo	$125,000	$102	63
75 Penhurst St	0.59mi	3/1.5	1,326 (+2%)	3mo	$110,000	$83	63
169 Westfield St	0.53mi	3/1.0	1,248 (-4%)	2mo	$192,500	$154	60
324 Marlborough Rd	0.47mi	3/1.0	1,391 (+7%)	4mo	$175,630	$126	58
1025 Genesee Park Blvd	0.59mi	3/1.0	1,410 (+8%)	1mo	$210,000	$149	52
431 Post Ave	0.75mi	3/1.5	1,227 (-6%)	1mo	$195,000	$159	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.47×
• Total profit: $15,705
• Equity at exit: $18,244

10-year hold

• IRR: 22.7%
• Equity multiple: 3.26×
• Total profit: $75,890
• Equity at exit: $10,998

Cash invested: $33,572 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$629
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $460

Break-even live

Break-even rent $990

Max offer price $119,900

Occupancy floor 66%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	0.13mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	0.20mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	0.40mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.63mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.65mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.76mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.81mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.82mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.83mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	0.87mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.88mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.90mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.97mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.97mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	1.08mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.08mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	1.15mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	1.24mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.32mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	1.33mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.37mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.38mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	1.39mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.47mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.50mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	1.50mi

Listing history 7 events

1. 2026-05-14
   status Pending 1579-char remark
2. 2026-05-07
   listed $119,900 Active 1579-char remark
3. 2021-07-23
   soldstatus $115,000 Closed Sale or Rented 581-char remark

   Show marketing remark (581 chars)

   Lovely Colonial w/ detached 2 car garage and fenced yard! Many updates! Roof complete tear off 5 yrs. Garage 4 1/2 yrs. New windows 2-3 yrs old. Block windows in basement. Furnace 2007 yr, H20 11yrs. Kitchen cupboards new 3/4 yrs, as well as countertops. Tin ceiling with light and ceiling fan. 2 full bathrooms, Enclosed porch 2019-20yr. Front, back, side door 7-8 yrs. House insulated 5 yrs ago. Some work left to be done inside but cozy home! Showings Fri, Sat and Sun 10-6pm . Monday 10-2pm. All offers due by Monday 24th May by 2:00pm. 24 Hrs for sellers to respond to offers.

4. 2021-07-23
   soldstatus $115,000

   Show marketing remark (581 chars)

   Lovely Colonial w/ detached 2 car garage and fenced yard! Many updates! Roof complete tear off 5 yrs. Garage 4 1/2 yrs. New windows 2-3 yrs old. Block windows in basement. Furnace 2007 yr, H20 11yrs. Kitchen cupboards new 3/4 yrs, as well as countertops. Tin ceiling with light and ceiling fan. 2 full bathrooms, Enclosed porch 2019-20yr. Front, back, side door 7-8 yrs. House insulated 5 yrs ago. Some work left to be done inside but cozy home! Showings Fri, Sat and Sun 10-6pm . Monday 10-2pm. All offers due by Monday 24th May by 2:00pm. 24 Hrs for sellers to respond to offers.

5. 2021-05-25
   status Under Contract- Do Not Show 581-char remark

   Show marketing remark (581 chars)

   Lovely Colonial w/ detached 2 car garage and fenced yard! Many updates! Roof complete tear off 5 yrs. Garage 4 1/2 yrs. New windows 2-3 yrs old. Block windows in basement. Furnace 2007 yr, H20 11yrs. Kitchen cupboards new 3/4 yrs, as well as countertops. Tin ceiling with light and ceiling fan. 2 full bathrooms, Enclosed porch 2019-20yr. Front, back, side door 7-8 yrs. House insulated 5 yrs ago. Some work left to be done inside but cozy home! Showings Fri, Sat and Sun 10-6pm . Monday 10-2pm. All offers due by Monday 24th May by 2:00pm. 24 Hrs for sellers to respond to offers.

6. 2021-05-17
   listed $89,900 Active 581-char remark

   Show marketing remark (581 chars)

   Lovely Colonial w/ detached 2 car garage and fenced yard! Many updates! Roof complete tear off 5 yrs. Garage 4 1/2 yrs. New windows 2-3 yrs old. Block windows in basement. Furnace 2007 yr, H20 11yrs. Kitchen cupboards new 3/4 yrs, as well as countertops. Tin ceiling with light and ceiling fan. 2 full bathrooms, Enclosed porch 2019-20yr. Front, back, side door 7-8 yrs. House insulated 5 yrs ago. Some work left to be done inside but cozy home! Showings Fri, Sat and Sun 10-6pm . Monday 10-2pm. All offers due by Monday 24th May by 2:00pm. 24 Hrs for sellers to respond to offers.

7. 1997-03-07
   soldstatus $41,400

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$394/yr (+$33/mo · 31.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,861
• − Mortgage interest: −$6,716
• − Property taxes: −$1,238
• − Insurance: −$600
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$3,488
• Taxable income: $3,802
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $4,605/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+242.5% since first listed

8 events — show timeline

• 2026-06-12 Sold (MLS) $141,800 UNYREIS
• 2026-05-14 Pending — UNYREIS
• 2026-05-07 Listed $119,900 UNYREIS
• 2021-07-23 Sold (Public Records) $115,000 Public Records
• 2021-07-23 Sold (MLS) $115,000 UNYREIS
• 2021-05-25 Pending — UNYREIS
• 2021-05-17 Listed $89,900 UNYREIS
• 1997-03-07 Sold (Public Records) $41,400 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,238 · +1.4% YoY. Source: county tax records.