103 Marion St · Rochester, NY 14610

$159,900

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 1 Days on market

Built 1905 4,356 sqft lot Est $200k · 20% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Another Rockin' Rochester Property! This property is occupied by long term PAYING tenant. Tenant pays $1240/mo. Seller will NOT give tenant notice to terminate lease (month to month). All offers subject to Western District Court Approval. Please read all attachments before making an offer. This house features vinyl siding and vinyl windows. Water tank is from 2011 and the roof is 16 years old. House has a new electric panel

Key facts

• 4,356 sq ft lot
• Garage
• Built 1905

🏷️ Possibly a rental listed for sale. The $159,900 price doesn't fit this home's estimated sale value (~$200,186) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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 (+2.7%/yr); 85 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 2.7% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $51k; list at $160k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1905 — 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: 1.20% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $200,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Van Bergh Ave	0.29mi	3/1.0	1,144 (+3%)	2mo	$200,000	$175	79
20 Hampden Rd	0.16mi	3/1.5	1,176 (+6%)	6mo	$270,000	$230	75
176 Middlesex Rd	0.09mi	3/1.0	1,236 (+12%)	6mo	$145,500	$118	71
198 Illinois St	0.62mi	3/1.0	1,103 (-0%)	4mo	$200,000	$181	68
94 Delray Rd	0.38mi	3/1.5	1,222 (+10%)	0mo	$300,000	$245	63
970 Atlantic Ave	0.37mi	3/1.0	1,249 (+13%)	2mo	$210,000	$168	60
101 Kansas St	0.50mi	3/1.5	1,182 (+7%)	4mo	$185,000	$157	60
182 Arbordale Ave	0.47mi	2/1.0 (-1)	1,048 (-5%)	6mo	$200,000	$191	59
115 Allandale Ave	0.40mi	3/1.0	1,248 (+13%)	1mo	$248,000	$199	59
36 Allandale Ave	0.33mi	3/2.0	1,221 (+10%)	6mo	$198,000	$162	58
109 De Mallie St	0.33mi	4/1.0 (+1)	1,224 (+11%)	6mo	$140,000	$114	56
200 Wisconsin St	0.63mi	4/2.0 (+1)	1,120 (+1%)	5mo	$215,000	$192	56

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,221
• Equity at exit: $23,842

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $38,795
• Equity at exit: $13,825

Cash invested: $44,772 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$839
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $466

Break-even live

Break-even rent $1,325

Max offer price $159,900

Occupancy floor 71%

Sensitivity live

Price	-10% $556	-5% $511	+0% $466	+5% $421	+10% $375
Rent	-10% $315	-5% $390	+0% $466	+5% $542	+10% $617
Rate	-1.0pp $546	-0.5pp $507	base $466	+0.5pp $425	+1.0pp $382

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	44d	1	0.16mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	0.34mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	3d	22	0.37mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	3d	1	0.57mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	3d	1	0.62mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	11d	1	0.62mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.71mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.76mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.77mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.04mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	1.04mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	1.05mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	1.08mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	1.16mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	44d	1	1.16mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.18mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	4d	1	1.18mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	4d	1	1.18mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	22d	1	1.20mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	11d	1	1.20mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	44d	1	1.20mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	1.21mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.25mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	3d	17	1.33mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.34mi
94 Avondale Park Apt 2 Rochester, NY	2.0	1.0	900	$1,300	$1.44	44d	1	1.38mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	44d	1	1.39mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	1.42mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.44mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	4d	1	1.46mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	44d	1	1.48mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	3d	1	1.50mi

Listing history 18 events

1. 2026-02-27
   status Pending
2. 2026-02-27
   listed $159,900 Active
3. 2026-02-14
   historical
4. 2025-11-13
   listed $159,900 Active
5. 2025-11-12
   historical
6. 2025-10-30
   price $159,900
7. 2025-08-14
   listed $179,900 Active
8. 2024-01-16
   historical
9. 2023-12-01
   historical
10. 2023-09-14
    price $146,900
11. 2023-08-30
    listed $156,900 Active
12. 2020-08-05
    soldstatus $50,667 Closed Sale or Rented
13. 2020-08-05
    soldstatus $760,000
14. 2020-05-21
    status Pending Sale
15. 2020-04-01
    listed $795,000 Active
16. 2019-05-08
    soldstatus $766,900
17. 2014-09-29
    historical
18. 2013-12-24
    listed $90,000

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$502/yr (+$42/mo · 29.6%)

ⓘ 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 2/10 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: $22,976
• − Mortgage interest: −$8,957
• − Property taxes: −$1,698
• − Insurance: −$800
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$4,652
• Taxable income: $3,194
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $4,825/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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+77.7% since first listed

18 events — show timeline

• 2026-02-27 Pending — UNYREIS
• 2026-02-27 Listed $159,900 UNYREIS
• 2026-02-14 Listing Removed — UNYREIS
• 2025-11-13 Listed $159,900 UNYREIS
• 2025-11-12 Listing Removed — UNYREIS
• 2025-10-30 Price Changed $159,900 UNYREIS
• 2025-08-14 Listed $179,900 UNYREIS
• 2024-01-16 Listing Removed — UNYREIS
• 2023-12-01 Listing Removed — UNYREIS
• 2023-09-14 Price Changed $146,900 UNYREIS
• 2023-08-30 Listed $156,900 UNYREIS
• 2020-08-05 Sold (Public Records) $760,000 Public Records
• 2020-08-05 Sold (MLS) $50,667 UNYREIS
• 2020-05-21 Pending — UNYREIS
• 2020-04-01 Listed $795,000 UNYREIS
• 2019-05-08 Sold (Public Records) $766,900 Public Records
• 2014-09-29 Listing Removed — UNYREIS
• 2013-12-24 Listed $90,000 UNYREIS

Property tax history

+4.3%/yr

Latest (2025): $1,698 · +0.0% YoY. Source: county tax records.