117 W Filbert St · East Rochester, NY 14445

$99,900

3 bd · 1.0 ba · 1,674 sqft · SingleFamily public records · 13 Days on market

Built 1906 4,791 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
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Another Rockin' Rochester Property! All offers subject to Western District Court Approval. Please read all attachments before making an offer. Water damage from burst pipes. This house has been waiting for someone to give it the attention it deserves. Features vinyl siding and windows, decent roof, first floor bedroom and laundry, newer utilities and fenced in backyard.

Key facts

• Newer utilities
• Fenced in backyard
• First floor laundry

Tags

• VINYL SIDING
• FENCED IN BACKYARD
• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• NEWER UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 17.1% vs local median 4.5% in East 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 ($74k/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 $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1906 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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: 2.01% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.54%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $277,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 W Spruce St	0.06mi	4/2.0 (+1)	1,624 (-3%)	8mo	$270,000	$166	77
116 W Filbert St	0.02mi	3/2.0	1,816 (+8%)	5mo	$225,000	$124	76
128 W Spruce St	0.09mi	3/2.0	1,773 (+6%)	8mo	$260,000	$147	75
219 East Ave	0.32mi	4/2.5 (+1)	1,758 (+5%)	5mo	$230,000	$131	62
204 E Hickory St	0.31mi	3/2.0	1,498 (-10%)	5mo	$289,000	$193	60
105 Madison St	0.31mi	3/2.0	1,875 (+12%)	3mo	$258,100	$138	59
12 Westwood Dr	0.45mi	2/2.0 (-1)	1,727 (+3%)	8mo	$365,000	$211	58
5 Callingham Rd	0.72mi	3/1.5	1,595 (-5%)	2mo	$375,724	$236	55
10 Callingham Rd	0.67mi	3/1.5	1,738 (+4%)	7mo	$305,000	$175	55
340 N Washington St	0.63mi	3/2.0	1,745 (+4%)	7mo	$200,000	$115	54
241 W Ivy St	0.34mi	4/2.0 (+1)	1,430 (-15%)	1mo	$287,000	$201	50
40 Oak Hl	0.74mi	3/2.0	1,884 (+12%)	6mo	$205,000	$109	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.47×
• Total profit: $41,058
• Equity at exit: $14,895

10-year hold

• IRR: 41.5%
• Equity multiple: 4.92×
• Total profit: $109,551
• Equity at exit: $8,638

Cash invested: $27,972 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $898

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 50%

Sensitivity live

Price	-10% $967	-5% $933	+0% $898	+5% $864	+10% $829
Rent	-10% $739	-5% $819	+0% $898	+5% $978	+10% $1,057
Rate	-1.0pp $949	-0.5pp $924	base $898	+0.5pp $872	+1.0pp $846

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	4d	1	0.03mi
223 E Filbert St East Rochester, NY	3.0	1.5	1512	$2,475	$1.64	4d	1	0.32mi
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	11d	1	0.50mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	25d	1	0.51mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	45d	1	0.52mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	4d	1	0.65mi
1253 Fairport Rd Fairport, NY	3.0	2.0	2194	$2,500	$1.14	4d	1	1.32mi
16 Terrace Villas Fairport, NY	2.0	1.5	1090	$2,075	$1.90	4d	9	1.32mi

Listing history 10 events

1. 2025-08-27
   status Pending
2. 2025-08-14
   listed $99,900 Active
3. 2020-08-05
   soldstatus $760,000
4. 2019-12-23
   historical
5. 2019-11-20
   price $94,500
6. 2019-10-22
   price $99,000
7. 2019-09-18
   price $110,000
8. 2019-09-09
   listed $115,000 Active
9. 2019-05-08
   soldstatus $165,900
10. 1996-11-14
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $24,133
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$2,906
• Taxable income: $9,771
• Est. tax owed @ 24.0%: −$2,345
• After-tax cash flow: $8,435/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• Rent YoY: —
• 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

+66.5% since first listed

10 events — show timeline

• 2025-08-27 Pending — UNYREIS
• 2025-08-14 Listed $99,900 UNYREIS
• 2020-08-05 Sold (Public Records) $760,000 Public Records
• 2019-12-23 Listing Removed — UNYREIS
• 2019-11-20 Price Changed $94,500 UNYREIS
• 2019-10-22 Price Changed $99,000 UNYREIS
• 2019-09-18 Price Changed $110,000 UNYREIS
• 2019-09-09 Listed $115,000 UNYREIS
• 2019-05-08 Sold (Public Records) $165,900 Public Records
• 1996-11-14 Sold (Public Records) $60,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $4,998 · +1.1% YoY. Source: county tax records.