207 Herald St · Rochester, NY 14621

$59,000

3 bd · 1.5 ba · 1,288 sqft · SingleFamily public records · 8 Days on market

Built 1904 3,299 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious 4 bedroom home- Eat-in kitchen and large formal dining room- Remodeled bath with whirlpool tub and separate shower- Finished attic- 1st floor laundry- Natural wood trim- Stained glass window- Vinyl exterior- Newer windows- Fenced yard- Nice home.

Key facts

• Newer roof
• Vinyl siding
• 3,299 sq ft lot

Tags

• NEWER ROOF
• VINYL SIDING
• NEWER REPLACEMENT WINDOWS
• PARTIALLY FENCED BACKYARD
• 1ST-FLOOR BATHROOM LAYOUT
• HUGE 2ND-FLOOR BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 22.6% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 14d 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 $1,553/mo this rent would consume 53% 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1904 — 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: 2.63% ✓
• Cap rate: 22.63%
• Cash-on-cash: 58.35%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $130,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Herald St	0.00mi	3/2.0	1,288 (0%)	1mo	$60,000	$47	97
1271 North St	0.24mi	4/1.5 (+1)	1,276 (-1%)	2mo	$128,900	$101	81
1295 North Street St	0.28mi	3/1.5	1,347 (+5%)	2mo	$70,000	$52	78
235 Ernst St	0.23mi	3/1.5	1,164 (-10%)	2mo	$170,000	$146	72
116 Barberry	0.35mi	4/2.0 (+1)	1,220 (-5%)	2mo	$175,000	$143	66
85 Eiffel Pl	0.62mi	3/2.0	1,323 (+3%)	3mo	$60,000	$45	62
623 Avenue D	0.68mi	3/1.0	1,254 (-3%)	2mo	$70,000	$56	60
56 Northlane Dr	0.61mi	2/1.5 (-1)	1,232 (-4%)	2mo	$90,142	$73	58
227 Newcomb St	0.70mi	3/2.0	1,372 (+6%)	1mo	$225,000	$164	54
73 Kosciusko St	0.44mi	3/1.0	1,470 (+14%)	2mo	$55,000	$37	52
82 Kosciusko St	0.46mi	4/1.0 (+1)	1,137 (-12%)	3mo	$174,000	$153	50
34 Zygment St	0.74mi	3/1.0	1,137 (-12%)	2mo	$182,000	$160	43

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: 62.6%
• Equity multiple: 4.02×
• Total profit: $49,843
• Equity at exit: $8,797

10-year hold

• IRR: 68.8%
• Equity multiple: 9.88×
• Total profit: $146,763
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$309
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $803

Break-even live

Break-even rent $536

Max offer price $59,000

Occupancy floor 43%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	0.09mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.20mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.25mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	0.29mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.42mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.42mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.44mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.51mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.66mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	13d	1	0.71mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.77mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.80mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.82mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.99mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.99mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.02mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	1.09mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	13d	1	1.10mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.12mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.15mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	1.26mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.26mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.34mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.35mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	13d	3	1.38mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	14d	1	1.41mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	10d	1	1.41mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	10d	1	1.41mi

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-16
   listed $59,000 Active
4. 2015-08-21
   soldstatus $30,000 Closed Sale or Rented 255-char remark

   Show marketing remark (255 chars)

   Spacious 4 bedroom home- Eat-in kitchen and large formal dining room- Remodeled bath with whirlpool tub and separate shower- Finished attic- 1st floor laundry- Natural wood trim- Stained glass window- Vinyl exterior- Newer windows- Fenced yard- Nice home.

5. 2015-07-14
   status Pending Sale 255-char remark

   Show marketing remark (255 chars)

   Spacious 4 bedroom home- Eat-in kitchen and large formal dining room- Remodeled bath with whirlpool tub and separate shower- Finished attic- 1st floor laundry- Natural wood trim- Stained glass window- Vinyl exterior- Newer windows- Fenced yard- Nice home.

6. 2015-05-13
   listed $37,500 Active 255-char remark

   Show marketing remark (255 chars)

   Spacious 4 bedroom home- Eat-in kitchen and large formal dining room- Remodeled bath with whirlpool tub and separate shower- Finished attic- 1st floor laundry- Natural wood trim- Stained glass window- Vinyl exterior- Newer windows- Fenced yard- Nice home.

7. 2000-12-18
   soldstatus $25,000

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,630
• − Mortgage interest: −$3,305
• − Property taxes: −$1,070
• − Insurance: −$295
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$1,716
• Taxable income: $9,263
• Est. tax owed @ 24.0%: −$2,223
• After-tax cash flow: $7,417/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

+136.0% since first listed

7 events — show timeline

• 2026-04-24 Pending — UNYREIS
• 2026-04-24 Contingent — UNYREIS
• 2026-04-16 Listed $59,000 UNYREIS
• 2015-08-21 Sold (MLS) $30,000 UNYREIS
• 2015-07-14 Pending — UNYREIS
• 2015-05-13 Listed $37,500 UNYREIS
• 2000-12-18 Sold (Public Records) $25,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,070 · +0.0% YoY. Source: county tax records.