63 Dickinson St · Rochester, NY 14621

$130,000

3 bd · 1.5 ba · 1,410 sqft · SingleFamily public records · 8 Days on market

Built 1935 3,870 sqft lot Est $131k · 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
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 1% rule +7.7/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this classic 3 bed/1bath Colonial located in the heart of Center City Rochester! Ideally situated just minutes from Rochester General Hospital, this home offers unbeatable convenience for hospital employees or anyone seeking close proximity to the city’s key amenities. Outside you'll find low-maintenance vinyl siding, a long driveway providing plenty of off-street parking, and a detached garage for added storage or workspace. The enclosed front porch creates a cozy spot to relax year round, perfect for morning coffee or evening downtime! Inside, the home offers fresh paint throughout, a spacious living room, a formal dining room, and a large eat-in kitchen — perfect for everyday living or entertaining. Upstairs, you’ll find three generously sized bedrooms and a full bathroom, offering plenty of comfort and privacy. The semi-finished attic provides flexible space perfect for storage, or future expansion. From top to bottom, this home delivers character & flexibility all that’s missing is your personal touch! (PUBLIC OPEN HOUSE SATURDAY 10/11/25 12:00PM-1:00PM) NO Delayed Negotiations! * * Please Allow 48 Response Time On All Offers!! * * C of O valid until 5/2030

Key facts

• Finished attic space
• New dishwasher
• Brand new furnace

Tags

• FULLY REMODELED BATHROOM
• FINISHED ATTIC SPACE
• BRAND NEW FURNACE
• FULLY FENCED YARD
• NEW DISHWASHER
• NEW GARAGE DOOR

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story existing home; Wood siding construction; Block foundation
• Construction: Wood siding; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Eat-in kitchen
• Bedrooms: Total rooms include living spaces and bonus room (7 total rooms)
• Flooring: Carpet; Luxury vinyl; Varies by room
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Bonus/other room(s); Partially finished full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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 (+8.9%/yr); 114 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,648/mo this rent would consume 56% of the median local household income ($35k/yr) (locally 2756% 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 (-3.0%/yr); year-one equity from $899 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 (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $90k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1935 — 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: 1.27% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $131,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1646 Norton St	0.42mi	3/1.5	1,450 (+3%)	0mo	$135,000	$93	76
227 Newcomb St	0.53mi	3/2.0	1,372 (-3%)	1mo	$225,000	$164	68
1295 North Street St	0.55mi	3/1.5	1,347 (-4%)	2mo	$70,000	$52	65
73 Kosciusko St	0.58mi	3/1.0	1,470 (+4%)	2mo	$55,000	$37	62
107 Arbutus St	0.73mi	3/2.0	1,420 (+1%)	4mo	$127,500	$90	60
1542 N Goodman St	0.56mi	4/2.0 (+1)	1,340 (-5%)	0mo	$205,000	$153	58
116 Barberry	0.26mi	4/2.0 (+1)	1,220 (-14%)	2mo	$175,000	$143	56
207 Herald St	0.61mi	3/2.0	1,288 (-9%)	1mo	$60,000	$47	55
1271 North St	0.57mi	4/1.5 (+1)	1,276 (-10%)	2mo	$128,900	$101	51
56 Northlane Dr	0.47mi	2/1.5 (-1)	1,232 (-13%)	2mo	$90,142	$73	50
1863 Norton St	0.72mi	4/1.0 (+1)	1,326 (-6%)	2mo	$155,000	$117	48
194 Taft Ave	0.65mi	3/1.0	1,621 (+15%)	1mo	$125,000	$77	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.53×
• Total profit: $19,433
• Equity at exit: $19,383

10-year hold

• IRR: 25.0%
• Equity multiple: 3.68×
• Total profit: $97,392
• Equity at exit: $11,240

Cash invested: $36,400 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$682
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $500

Break-even live

Break-even rent $1,015

Max offer price $130,000

Occupancy floor 65%

Sensitivity live

Price	-10% $573	-5% $537	+0% $500	+5% $463	+10% $426
Rent	-10% $370	-5% $435	+0% $500	+5% $565	+10% $630
Rate	-1.0pp $565	-0.5pp $533	base $500	+0.5pp $466	+1.0pp $432

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	0.14mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.18mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.28mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.34mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	0.37mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	0.40mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	0.49mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.51mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.60mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	0.61mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.69mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	0.70mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.76mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.78mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.80mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	1.01mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	1.01mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	1.06mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	1.12mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.14mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	22d	1	1.19mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	11d	4	1.27mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	3d	8	1.31mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	4d	1	1.33mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	3d	9	1.34mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	44d	3	1.34mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	1.48mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.49mi

Listing history 18 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   listed $130,000 Active
3. 2026-01-08
   soldstatus $89,900 Closed 1226-char remark

   Show marketing remark (1226 chars)

   Welcome to this classic 3 bed/1bath Colonial located in the heart of Center City Rochester! Ideally situated just minutes from Rochester General Hospital, this home offers unbeatable convenience for hospital employees or anyone seeking close proximity to the city’s key amenities. Outside you'll find low-maintenance vinyl siding, a long driveway providing plenty of off-street parking, and a detached garage for added storage or workspace. The enclosed front porch creates a cozy spot to relax year round, perfect for morning coffee or evening downtime! Inside, the home offers fresh paint throughout, a spacious living room, a formal dining room, and a large eat-in kitchen — perfect for everyday living or entertaining. Upstairs, you’ll find three generously sized bedrooms and a full bathroom, offering plenty of comfort and privacy. The semi-finished attic provides flexible space perfect for storage, or future expansion. From top to bottom, this home delivers character & flexibility all that’s missing is your personal touch! (PUBLIC OPEN HOUSE SATURDAY 10/11/25 12:00PM-1:00PM) NO Delayed Negotiations! * * Please Allow 48 Response Time On All Offers!! * * C of O valid until 5/2030

4. 2025-10-28
   status Pending 1226-char remark

   Show marketing remark (1226 chars)

   Welcome to this classic 3 bed/1bath Colonial located in the heart of Center City Rochester! Ideally situated just minutes from Rochester General Hospital, this home offers unbeatable convenience for hospital employees or anyone seeking close proximity to the city’s key amenities. Outside you'll find low-maintenance vinyl siding, a long driveway providing plenty of off-street parking, and a detached garage for added storage or workspace. The enclosed front porch creates a cozy spot to relax year round, perfect for morning coffee or evening downtime! Inside, the home offers fresh paint throughout, a spacious living room, a formal dining room, and a large eat-in kitchen — perfect for everyday living or entertaining. Upstairs, you’ll find three generously sized bedrooms and a full bathroom, offering plenty of comfort and privacy. The semi-finished attic provides flexible space perfect for storage, or future expansion. From top to bottom, this home delivers character & flexibility all that’s missing is your personal touch! (PUBLIC OPEN HOUSE SATURDAY 10/11/25 12:00PM-1:00PM) NO Delayed Negotiations! * * Please Allow 48 Response Time On All Offers!! * * C of O valid until 5/2030

5. 2025-10-08
   listed $89,900 Active 1226-char remark

   Show marketing remark (1226 chars)

   Welcome to this classic 3 bed/1bath Colonial located in the heart of Center City Rochester! Ideally situated just minutes from Rochester General Hospital, this home offers unbeatable convenience for hospital employees or anyone seeking close proximity to the city’s key amenities. Outside you'll find low-maintenance vinyl siding, a long driveway providing plenty of off-street parking, and a detached garage for added storage or workspace. The enclosed front porch creates a cozy spot to relax year round, perfect for morning coffee or evening downtime! Inside, the home offers fresh paint throughout, a spacious living room, a formal dining room, and a large eat-in kitchen — perfect for everyday living or entertaining. Upstairs, you’ll find three generously sized bedrooms and a full bathroom, offering plenty of comfort and privacy. The semi-finished attic provides flexible space perfect for storage, or future expansion. From top to bottom, this home delivers character & flexibility all that’s missing is your personal touch! (PUBLIC OPEN HOUSE SATURDAY 10/11/25 12:00PM-1:00PM) NO Delayed Negotiations! * * Please Allow 48 Response Time On All Offers!! * * C of O valid until 5/2030

6. 2024-12-31
   historical
7. 2024-09-26
   listed $95,000 Active
8. 2024-08-06
   historical
9. 2024-08-05
   historical
10. 2024-06-04
    status Active
11. 2024-06-04
    price $90,000
12. 2024-03-25
    historical Active Under Contract
13. 2024-03-18
    listed $85,000 Active
14. 2012-10-17
    listed $35,000
15. 2008-01-29
    soldstatus $49,900
16. 2004-04-06
    soldstatus $69,000
17. 2003-04-18
    soldstatus $73,596
18. 1995-10-27
    soldstatus $54,200

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$703/yr (+$59/mo · 88.9%)

ⓘ 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 ≥95°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: $19,770
• − Mortgage interest: −$7,282
• − Property taxes: −$791
• − Insurance: −$650
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$3,782
• Taxable income: $4,102
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $5,012/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+139.9% since first listed

18 events — show timeline

• 2026-04-17 Pending — UNYREIS
• 2026-04-09 Listed $130,000 UNYREIS
• 2026-01-08 Sold (MLS) $89,900 UNYREIS
• 2025-10-28 Pending — UNYREIS
• 2025-10-08 Listed $89,900 UNYREIS
• 2024-12-31 Listing Removed — UNYREIS
• 2024-09-26 Listed $95,000 UNYREIS
• 2024-08-06 Listing Removed — UNYREIS
• 2024-08-05 Listing Removed — UNYREIS
• 2024-06-04 Relisted — UNYREIS
• 2024-06-04 Price Changed $90,000 UNYREIS
• 2024-03-25 Contingent — UNYREIS
• 2024-03-18 Listed $85,000 UNYREIS
• 2012-10-17 Listed $35,000 UNYREIS
• 2008-01-29 Sold (Public Records) $49,900 Public Records
• 2004-04-06 Sold (Public Records) $69,000 Public Records
• 2003-04-18 Sold (Public Records) $73,596 Public Records
• 1995-10-27 Sold (Public Records) $54,200 Public Records

Property tax history

+0.3%/yr

Latest (2025): $791 · +0.0% YoY. Source: county tax records.