111 Superior St · Rochester, NY 14611

$99,000

5 bd · 2.0 ba · 2,300 sqft · SingleFamily public records · 150 Days on market

Built 1920 Fair condition 4,800 sqft lot $43/sqft · 47% below area Est $188k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to a home where space, comfort, and everyday living come together beautifully. This spacious 5-bedroom, 2-bath residence at 111 Superior Street offers over 2,300 sq ft. Step onto the welcoming front porch-perfect for morning coffee or relaxing evenings-before entering a warm, light-filled interior with generous living space for gathering, entertaining, and growing together. Upstairs and down, the home provides flexibility. If you've been searching for a home with the space to build lasting memories, this is it.

Key facts

• 4,800 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 7.7% 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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,869/mo this rent would consume 71% of the median local household income ($31k/yr) (locally 16% 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 (-2.9%/yr); year-one equity from $684 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 (-2.9% appreciation + 6.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.95%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (median comp): $187,999
• List price: $99,000
• Delta: -47.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Warwick Ave	0.25mi	4/2.0 (-1)	2,272 (-1%)	4mo	$105,000	$46	78
261 Warwick Ave	0.23mi	4/3.0 (-1)	2,298 (-0%)	9mo	$255,000	$111	73
199 Wellington Ave	0.13mi	4/2.0 (-1)	2,144 (-7%)	7mo	$166,500	$78	72
359 Wellington Ave	0.25mi	4/2.0 (-1)	2,138 (-7%)	9mo	$250,000	$117	64
16 Shelter St	0.59mi	5/1.5	2,352 (+2%)	5mo	$146,750	$62	63
288 Elmdorf Ave	0.60mi	4/2.5 (-1)	2,305 (+0%)	2mo	$278,000	$121	62
63 Rugby Ave	0.29mi	5/2.5	2,574 (+12%)	4mo	$67,000	$26	61
62 Normandy Ave	0.32mi	4/1.5 (-1)	2,005 (-13%)	1mo	$191,000	$95	56
161 Cady St	0.42mi	5/2.0	2,070 (-10%)	10mo	$125,000	$60	55
469 Arnett Blvd	0.42mi	4/2.0 (-1)	2,060 (-10%)	4mo	$125,000	$61	54
442 Arnett Blvd	0.38mi	4/2.5 (-1)	2,010 (-13%)	9mo	$120,000	$60	47
284 Adams St	0.66mi	4/1.5 (-1)	2,064 (-10%)	8mo	$120,000	$58	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.58×
• Total profit: $43,697
• Equity at exit: $15,064

10-year hold

• IRR: 43.8%
• Equity multiple: 5.88×
• Total profit: $135,246
• Equity at exit: $9,081

Cash invested: $27,720 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 12 under contract
• Months of supply: 2.5 mo (40%/mo absorbed)
• Median asking: $145,900 ($73/sqft)
• Median days on market: 22 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +12.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 122
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$519
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $831

Break-even live

Break-even rent $818

Max offer price $99,000

Occupancy floor 51%

Sensitivity live

Price	-10% $887	-5% $859	+0% $831	+5% $803	+10% $774
Rent	-10% $683	-5% $757	+0% $831	+5% $904	+10% $978
Rate	-1.0pp $880	-0.5pp $856	base $831	+0.5pp $805	+1.0pp $779

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	63d	1	0.45mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	63d	1	0.57mi
834 S Plymouth Ave Rochester, NY	4.0	2.0	1672	$1,450	$0.87	26d	1	0.93mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	52d	1	0.99mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	38d	1	1.05mi

Listing history 50 events

1. 2026-08-08
   days on market $99,000 Active 150 DOM
2. 2026-08-07
   days on market $99,000 Active 149 DOM
3. 2026-08-06
   days on market $99,000 Active 148 DOM
4. 2026-08-05
   days on market $99,000 Active 147 DOM
5. 2026-08-04
   days on market $99,000 Active 146 DOM
6. 2026-08-03
   days on market $99,000 Active 145 DOM
7. 2026-07-31
   days on market $99,000 Active 142 DOM
8. 2026-07-30
   days on market $99,000 Active 140 DOM
9. 2026-07-28
   days on market $99,000 Active 139 DOM
10. 2026-07-26
    days on market $99,000 Active 137 DOM
11. 2026-07-25
    days on market $99,000 Active 136 DOM
12. 2026-07-24
    days on market $99,000 Active 135 DOM
13. 2026-07-23
    days on market $99,000 Active 134 DOM
14. 2026-07-22
    days on market $99,000 Active 133 DOM
15. 2026-07-21
    days on market $99,000 Active 132 DOM
16. 2026-07-18
    days on market $99,000 Active 129 DOM
17. 2026-07-16
    days on market $99,000 Active 127 DOM
18. 2026-07-16
    days on market $99,000 Active 126 DOM
19. 2026-07-14
    days on market $99,000 Active 125 DOM
20. 2026-07-13
    days on market $99,000 Active 124 DOM
21. 2026-07-12
    days on market $99,000 Active 123 DOM
22. 2026-07-11
    days on market $99,000 Active 122 DOM
23. 2026-07-10
    days on market $99,000 Active 121 DOM
24. 2026-07-09
    days on market $99,000 Active 120 DOM
25. 2026-07-07
    days on market $99,000 Active 118 DOM
26. 2026-07-06
    days on market $99,000 Active 117 DOM
27. 2026-07-05
    days on market $99,000 Active 116 DOM
28. 2026-07-03
    days on market $99,000 Active 114 DOM
29. 2026-07-02
    days on market $99,000 Active 113 DOM
30. 2026-07-01
    days on market $99,000 Active 112 DOM
31. 2026-06-30
    days on market $99,000 Active 111 DOM
32. 2026-06-29
    days on market $99,000 Active 110 DOM
33. 2026-06-28
    days on market $99,000 Active 109 DOM
34. 2026-06-28
    days on market $99,000 Active 108 DOM
35. 2026-06-27
    days on market $99,000 Active 107 DOM
36. 2026-06-25
    days on market $99,000 Active 105 DOM
37. 2026-06-23
    days on market $99,000 Active 103 DOM
38. 2026-06-21
    days on market $99,000 Active 102 DOM
39. 2026-06-18
    days on market $99,000 Active 99 DOM
40. 2026-06-17
    days on market $99,000 Active 98 DOM
41. 2026-06-16
    days on market $99,000 Active 97 DOM
42. 2026-06-15
    days on market $99,000 Active 96 DOM
43. 2026-06-13
    days on market $99,000 Active 94 DOM
44. 2026-06-13
    days on market $99,000 Active 93 DOM
45. 2026-06-10
    days on market $99,000 Active 91 DOM
46. 2026-06-09
    days on market $99,000 Active 90 DOM
47. 2026-06-09
    days on market $99,000 Active 89 DOM
48. 2026-06-07
    days on market $99,000 Active 88 DOM
49. 2026-06-05
    days on market $99,000 Active 85 DOM
50. 2026-06-03
    days on market $99,000 Active 84 DOM

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$321/yr (+$27/mo · 31.2%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,432
• − Mortgage interest: −$5,546
• − Property taxes: −$1,030
• − Insurance: −$495
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$2,880
• Taxable income: $8,893
• Est. tax owed @ 24.0%: −$2,134
• After-tax cash flow: $7,832/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $57,500–$103,500 screening

This single-family home requires significant repairs and maintenance, including re-roofing, re-painting, and landscaping. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling and chipping paint indicate severe deterioration.
• Major exterior paint — Chipping paint suggests significant wear and tear.
• Major landscaping — Overgrown and unkempt appearance suggests neglect.
• Major fencing — Sections of the fencing are missing or broken, indicating a need for repair or replacement.
• Major HVAC/mechanicals — No visible signs of maintenance or condition, but the exterior suggests they may be in poor shape.
• Major interior walls — No visible signs of condition, but the exterior suggests they may be in poor shape.
• Major windows — No visible signs of condition, but the exterior suggests they may be in poor shape.
• Major foundation — No visible signs of condition, but the exterior suggests it may be in poor shape.
• Major flooring — No visible signs of condition, but the exterior suggests it may be in poor shape.

Value-add opportunities

• Both Painting the exterior — Fresh paint can significantly improve the curb appeal and overall condition of the home. ↑
• Both Landscaping and trimming the yard — A well-maintained yard can enhance the home's curb appeal and increase its value. ↑
• Both Repairing or replacing the fencing — A repaired or replaced fence can improve the home's safety and appearance. ↑
• Both Inspecting and maintaining the HVAC/air conditioning system — A functioning HVAC system is essential for comfort and can improve the home's value. ↑
• Both Re-roofing the house — A new roof can significantly improve the home's condition and increase its value. ↑
• Both Re-painting interior walls and ceilings — Fresh paint can improve the home's condition and increase its value. ↑
• Both Replacing windows — New windows can improve the home's energy efficiency and increase its value. ↑
• Both Rebuilding or repairing the foundation — A stable foundation is essential for the home's safety and can increase its value. ↑
• Both Replacing flooring — Fresh flooring can improve the home's condition and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Joseph C Wilson Foundation Academy F NY #2,049/2,108 Nat'l #37,719/41,679 Middle Northwest College Preparatory High School F NY #725/729 Nat'l #13,663/14,009 High Rochester Early College International High School B NY #715/1,100 Nat'l #2,167/17,239

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

B Composite livability gradescore 76/100

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 · 759,460 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 1%

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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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

1 event — show timeline

• 2026-03-11 Listed $99,000 UNYREIS

Property tax history

+5.6%/yr

Latest (2025): $1,030 · +0.0% YoY. Source: county tax records.