190 Weaver St · Rochester, NY 14621

$130,000

4 bd · 2.0 ba · 2,288 sqft · Townhouse public records · 3 Days on market

Built 1900 4,768 sqft lot Est $110k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Owner Occupied Opportunity - Updated DuplexDon't miss this fantastic opportunity for a smart addition to your portfolio! This recently updated duplex features two move-in ready units, each offering the exact same desirable layout and amenities. Property Highlights•Owner-Occupied Potential: Live in one unit and let your tenant's rent help pay your mortgage—a proven strategy for building equity!•Identical Layouts: Both the upper and lower apartments share an identical, spacious floor plan, making management and maintenance simple. •Recent Updates: Enjoy the fresh, modern feel from recent updates throughout lower unit (Refinished hardwood flooring, new carpet, fresh paint)

Key facts

• Formal dining
• Recent updates
• Convenient access

Tags

• RECENT UPDATES
• FORMAL DINING
• CONVENIENT ACCESS
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.2% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,962/mo this rent would consume 67% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1900 — 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: 1.51% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.53%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $109,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Remington St	0.27mi	4/2.0	2,256 (-1%)	21mo	$95,340	$42	67
74 Dayton St	0.27mi	4/2.0	2,016 (-12%)	1mo	$131,000	$65	67
538 Hollenbeck St	0.61mi	4/2.0	2,300 (+0%)	10mo	$131,000	$57	62
839-841 Norton St	0.30mi	4/2.0	2,090 (-9%)	15mo	$55,000	$26	59
59 Dayton St	0.27mi	4/2.0	1,976 (-14%)	12mo	$89,600	$45	55
5 Bloomingdale St	0.48mi	4/2.0	2,236 (-2%)	23mo	$11,000	$5	54
43 Weaver St	0.22mi	4/2.0	1,984 (-13%)	17mo	$40,000	$20	54
97 Lefrois St	0.67mi	4/2.0	2,310 (+1%)	21mo	$150,000	$65	50
585-587 Conkey Ave	0.69mi	5/2.0 (+1)	2,141 (-6%)	8mo	$75,000	$35	46
42 Nye Park	0.63mi	4/2.0	1,988 (-13%)	4mo	$177,500	$89	46
36 Nye Park	0.63mi	4/2.0	1,968 (-14%)	3mo	$182,500	$93	45
46 Nye Park	0.63mi	4/2.0	2,050 (-10%)	17mo	$98,000	$48	39

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: 23.1%
• Equity multiple: 2.01×
• Total profit: $36,672
• Equity at exit: $19,383

10-year hold

• IRR: 34.0%
• Equity multiple: 4.85×
• Total profit: $140,046
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $744

Break-even live

Break-even rent $1,020

Max offer price $130,000

Occupancy floor 57%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.02mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	1.44mi

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 3 DOM
2. 2026-06-17
   days on market $130,000 Active 2 DOM
3. 2026-06-15
   pricestatusdays on marketlisting id $130,000 Active 1 DOM
4. 2026-04-06
   status Pending
5. 2026-03-18
   listed $120,000 Active
6. 2026-01-23
   historical
7. 2025-10-23
   listed $120,000 Active
8. 2025-05-31
   status Pending
9. 2025-05-30
   historical
10. 2025-04-03
    listed $110,000 Active

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,518 · $127/mo
• Expected delta: +$679/yr (+$57/mo · 80.9%)

ⓘ 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 ≥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: $23,544
• − Mortgage interest: −$7,282
• − Property taxes: −$839
• − Insurance: −$650
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$3,782
• Taxable income: $7,224
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $7,196/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

+9.1% since first listed

7 events — show timeline

• 2026-04-06 Pending — UNYREIS
• 2026-03-18 Listed $120,000 UNYREIS
• 2026-01-23 Listing Removed — UNYREIS
• 2025-10-23 Listed $120,000 UNYREIS
• 2025-05-31 Pending — UNYREIS
• 2025-05-30 Listing Removed — UNYREIS
• 2025-04-03 Listed $110,000 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $839 · +0.0% YoY. Source: county tax records.