109 Stenson St · Rochester, NY 14606

$165,000

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 50 Days on market

Built 1903 10,500 sqft lot $165/sqft · 7% below area Est $178k · 7% 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 +19.4/30.0
• ARV discount +10.8/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• 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

Welcome to 109 Stenson Street in Rochester! This well-maintained 3-bedroom home offers a flexible layout and excellent value for both owner-occupants and investors alike. Featuring a spacious eat-in kitchen, this home provides plenty of room for cooking, dining, and entertaining. The first-floor bedroom offers convenience and versatility—perfect for guests, a home office, or single-level living. Upstairs includes additional bedrooms along with a finished attic space, ideal for storage or bonus use (unheated), as well as a walk-in closet area providing great additional storage. Laundry hookups are located in the basement for added convenience. Outside, enjoy a generous yard with space

Key facts

• First-floor bedroom
• Generous yard
• Finished attic space

Tags

• SPACIOUS EAT-IN KITCHEN
• FIRST-FLOOR BEDROOM
• FINISHED ATTIC SPACE
• WALK-IN CLOSET AREA
• GENEROUS YARD
• LAUNDRY HOOKUPS

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Existing construction; Aluminum siding; Block foundation
• Construction: Aluminum siding construction; Block foundation
• Exterior features: Blacktop driveway; Barbecue; Rectangular residential lot (60 x 175)

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Walk-in pantry; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $186 ($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 $153k (7.4% below list).
• Recommended offer: $153k (7.4% 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 (+6.3%/yr); 124 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 33% 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 $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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask is 8607% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $94k; list at $165k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,786 (7.4% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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: 0.93% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $177,893
• List price: $165,000
• Delta: -7.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Stenson St	0.03mi	3/2.0	1,046 (+4%)	21mo	$153,600	$147	70
998 Mount Read Blvd	0.43mi	3/2.0	1,064 (+6%)	12mo	$220,000	$207	55
1008 Glide St	0.56mi	3/1.5	1,106 (+10%)	1mo	$200,000	$181	54
175 Curlew St	0.75mi	3/1.0	1,056 (+6%)	5mo	$120,000	$114	52
381 Mcnaughton St	0.63mi	2/1.0 (-1)	900 (-10%)	3mo	$145,000	$161	47
946 Glide St	0.62mi	2/1.5 (-1)	881 (-12%)	9mo	$133,000	$151	36
180 Rockview Ter	0.74mi	2/1.0 (-1)	936 (-6%)	16mo	$160,000	$171	36

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-9,761
• Equity at exit: $24,602

10-year hold

• IRR: 7.4%
• Equity multiple: 1.64×
• Total profit: $29,378
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$865
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $186

Break-even live

Break-even rent $1,293

Max offer price $165,000

Occupancy floor 83%

Sensitivity live

Price	-10% $279	-5% $232	+0% $186	+5% $139	+10% $92
Rent	-10% $65	-5% $125	+0% $186	+5% $246	+10% $306
Rate	-1.0pp $269	-0.5pp $228	base $186	+0.5pp $143	+1.0pp $99

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	1.01mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	1.04mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.16mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.22mi
155 Canal Landing Blvd Rochester, NY	1.0–3.0	1.5–2.0	1174	$2,050	$1.75	3d	5	1.28mi
1370 Ridgeway Ave Rochester, NY	2.0	1.0	800	$1,250	$1.56	24d	1	1.28mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	1.34mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	1.35mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.37mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	1.39mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.43mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $165,000 Active 50 DOM
2. 2026-06-17
   days on market $165,000 Active 49 DOM
3. 2026-06-16
   days on market $165,000 Active 48 DOM
4. 2026-06-15
   days on market $165,000 Active 47 DOM
5. 2026-06-13
   days on market $165,000 Active 45 DOM
6. 2026-06-13
   days on market $165,000 Active 44 DOM
7. 2026-06-10
   days on market $165,000 Active 42 DOM
8. 2026-06-09
   days on market $165,000 Active 41 DOM
9. 2026-06-09
   days on market $165,000 Active 40 DOM
10. 2026-06-07
    days on market $165,000 Active 39 DOM
11. 2026-06-05
    days on market $165,000 Active 36 DOM
12. 2026-06-03
    days on market $165,000 Active 35 DOM
13. 2026-06-03
    days on market $165,000 Active 34 DOM
14. 2026-06-01
    days on market $165,000 Active 33 DOM
15. 2026-05-31
    days on market $165,000 Active 32 DOM
16. 2026-04-29
    listed $165,000 Active 966-char remark
17. 2026-04-17
    historical $1,780
18. 2026-02-24
    price $1,780
19. 2026-02-20
    listed $1,795
20. 2015-12-17
    historical
21. 2015-12-07
    listed $74,900
22. 2015-11-25
    soldstatus $94,000
23. 2013-03-19
    soldstatus $19,000
24. 2012-12-10
    listed $32,500
25. 2012-05-22
    listed $39,000
26. 1998-04-24
    soldstatus $48,900

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,919 · $160/mo
• Expected delta: +$870/yr (+$72/mo · 82.9%)

ⓘ 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: $18,334
• − Mortgage interest: −$9,243
• − Property taxes: −$1,049
• − Insurance: −$825
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,800
• Taxable loss: −$516
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,351/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

-96.1% since first listed

12 events — show timeline

• 2026-06-11 Listed for Rent $1,895 APPFOLIO
• 2026-04-29 Listed $165,000 UNYREIS
• 2026-04-17 Rental Removed $1,780 APPFOLIO
• 2026-02-24 Price Changed $1,780 APPFOLIO
• 2026-02-20 Listed for Rent $1,795 APPFOLIO
• 2015-12-17 Listing Removed — UNYREIS
• 2015-12-07 Listed $74,900 UNYREIS
• 2015-11-25 Sold (Public Records) $94,000 Public Records
• 2013-03-19 Sold (MLS) $19,000 UNYREIS
• 2012-12-10 Listed $32,500 UNYREIS
• 2012-05-22 Listed $39,000 UNYREIS
• 1998-04-24 Sold (Public Records) $48,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,049 · +2.0% YoY. Source: county tax records.