130 Adams St · Rochester, NY 14608

$189,900

2 bd · 1.5 ba · 1,475 sqft · Townhouse public records · 11 Days on market

Built 1984 1,895 sqft lot $129/sqft · 33% below area Est $282k · 33% 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 +19.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

A rare opportunity in the heart of historic Cornhill — and no association fee! This stunning home features a finished third floor with soaring ceilings and offers two bedrooms plus a potential third, along with one and a half baths. Character and comfort shine throughout, from the wood-burning fireplace to beautiful hardwood floors and fresh new carpeting on the stairs and third floor. The updated kitchen boasts laminate flooring and a GE Smart gas range with convection and air fry capabilities, complemented by all-new appliances including a washer and dryer. Recent upgrades include premium vinyl siding and new gutters, ensuring both curb appeal and peace of mind. A one-car attached g

Key facts

• Finished third floor
• Ge smart gas range
• New gutters

Tags

• FINISHED THIRD FLOOR
• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• GE SMART GAS RANGE
• PREMIUM VINYL SIDING
• NEW GUTTERS

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Attached garage (1 car); Underground parking; Open parking available
• Security: Owned security system
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical system; Gas water heater
• Home design: Two-story property; Resale condition; Pitched asphalt roof
• Construction: Vinyl siding; Copper and PEX plumbing
• Exterior features: Located in a historic district; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Convection oven; Free-standing range; Gas cooktop; Oven; Dishwasher; Garbage disposal; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms include bedroom spaces (5 total rooms)
• Flooring: Carpet; Ceramic tile; Hardwood; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Cedar closets; Ceiling fans; Cathedral ceilings; Separate/formal dining room; Eat-in kitchen; Open living/dining area; Solid surface counters; Skylights; Window treatments; Drapes
• Laundry & utility: Washer; Dryer; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (3.2% below list).
• Recommended offer: $184k (3.2% below list) — sets the bar for 1% rule.

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 (+6.6%/yr); 51 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); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,838/mo this rent would consume 54% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $107k; list at $190k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $183,783 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $281,589
• List price: $189,900
• Delta: -32.56%
• 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
34 Cornhill Pl	0.33mi	2/1.5	1,381 (-6%)	7mo	$301,700	$218	68
362 Frederick Douglass St	0.24mi	2/1.5	1,352 (-8%)	12mo	$240,500	$178	65
366 Frederick Douglass St	0.24mi	2/1.5	1,315 (-11%)	7mo	$248,000	$189	65
1 Capron St Unit UN303	0.65mi	2/2.0	1,492 (+1%)	7mo	$425,000	$285	60
106 Cornhill Pl	0.33mi	2/2.5	1,313 (-11%)	5mo	$275,000	$209	58
1 Capron St Unit UN203	0.65mi	2/2.5	1,492 (+1%)	8mo	$578,100	$387	57
326 Frederick Douglass St	0.25mi	2/1.5	1,292 (-12%)	14mo	$219,000	$170	56
26 Cornhill Pl	0.33mi	2/1.5	1,295 (-12%)	11mo	$249,900	$193	56
132 Cornhill Pl	0.35mi	2/1.5	1,313 (-11%)	14mo	$263,000	$200	54
102 Gregory St	0.68mi	2/2.0	1,548 (+5%)	7mo	$205,000	$132	52
1 Capron St Unit UN404	0.65mi	2/2.0	1,306 (-12%)	10mo	$385,000	$295	40
49 Hickory St	0.68mi	3/2.0 (+1)	1,660 (+12%)	0mo	$301,000	$181	40

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.94×
• Total profit: $50,048
• Equity at exit: $92,872

10-year hold

• IRR: 18.4%
• Equity multiple: 4.07×
• Total profit: $163,149
• Equity at exit: $149,240

Cash invested: $53,172 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$996
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $208

Break-even live

Break-even rent $1,575

Max offer price $189,900

Occupancy floor 84%

Sensitivity live

Price	-10% $315	-5% $262	+0% $208	+5% $154	+10% $100
Rent	-10% $63	-5% $135	+0% $208	+5% $280	+10% $353
Rate	-1.0pp $303	-0.5pp $256	base $208	+0.5pp $159	+1.0pp $109

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.21mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	0.33mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	0.33mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.37mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	0.42mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.46mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	0.46mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	0.48mi
30 W Broad St Unit 208 Rochester, NY	1.0	1.0	924	$2,090	$2.26	24d	1	0.48mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.48mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	0.50mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	0.58mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	0.62mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	0.63mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.66mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.67mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.75mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	0.79mi
209 Gregory St Rochester, NY	1.0	1.0	1000	$1,250	$1.25	44d	1	0.80mi
495 S Clinton Ave Rochester, NY	2.0	1.0	1000	$1,400	$1.40	15d	1	0.80mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	4d	3	0.81mi
224 Mill St Unit 4B Rochester, NY	1.0	1.0	923	$1,700	$1.84	15d	1	0.82mi
224 Mill St Unit 3A Rochester, NY	1.0	1.0	1277	$2,025	$1.59	44d	1	0.82mi
123 Griffith St Unit 6 Rochester, NY	2.0	1.0	1000	$950	$0.95	22d	1	0.82mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	0.82mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	0.84mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,532	$2.21	4d	14	0.92mi
25 Franklin St Rochester, NY	1.0	1.0	720	$1,595	$2.22	3d	5	0.92mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	4d	8	0.96mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	4d	1	0.98mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	24d	1	0.99mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	0.99mi
47 Savannah St Rochester, NY	2.0	1.0–2.0	775	$2,025	$2.61	22d	6	1.02mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	44d	1	1.02mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	1.05mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	4d	1	1.05mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	1.05mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	22d	1	1.07mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	4d	1	1.11mi
694 Broadway Rochester, NY	2.0	1.5	1090	$2,200	$2.02	24d	1	1.14mi

Listing history 2 events

1. 2026-05-07
   listed $189,900 Active 970-char remark
2. 2009-09-25
   soldstatus $107,000

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,619 · $218/mo
• Expected delta: +$590/yr (+$49/mo · 29.1%)

ⓘ 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: $22,054
• − Mortgage interest: −$10,637
• − Property taxes: −$2,029
• − Insurance: −$950
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,524
• Taxable loss: −$615
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $2,641/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+77.5% since first listed

3 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-07 Listed $189,900 UNYREIS
• 2009-09-25 Sold (Public Records) $107,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,029 · -3.1% YoY. Source: county tax records.