67 Arch St · Rochester, NY 14609

$140,000

3 bd · 1.5 ba · 1,540 sqft · SingleFamily public records · 108 Days on market

Built 1903 4,626 sqft lot $91/sqft · 24% below area Est $183k · 24% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another Rockin' Rochester investment opportunity! Single family residential, 4 bedrooms, 1 bath.

Key facts

• 4,626 sq ft lot
• Garage
• Built 1903

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+7.9%/yr); 199 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $968 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 + 7.9% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $183,182
• List price: $140,000
• Delta: -23.57%
• 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
322 Grand Ave	0.29mi	4/2.0 (+1)	1,555 (+1%)	2mo	$139,200	$90	76
73 Herkimer St	0.21mi	3/1.0	1,450 (-6%)	4mo	$140,000	$97	75
110 Arch St	0.07mi	4/2.0 (+1)	1,417 (-8%)	2mo	$200,000	$141	74
106 Ohio St	0.39mi	3/2.0	1,600 (+4%)	2mo	$218,000	$136	72
363 Melville St	0.35mi	4/1.0 (+1)	1,500 (-3%)	1mo	$175,000	$117	71
275 Parsells Ave	0.30mi	3/2.0	1,662 (+8%)	3mo	$207,000	$125	68
460 Melville St	0.42mi	3/1.0	1,426 (-7%)	3mo	$164,900	$116	64
120 Brookfield Rd	0.69mi	3/1.5	1,568 (+2%)	3mo	$340,000	$217	62
380 Rosewood Ter	0.52mi	3/1.5	1,382 (-10%)	3mo	$155,000	$112	56
699 N Goodman St	0.73mi	4/2.0 (+1)	1,548 (+0%)	3mo	$110,000	$71	56
34 Woodrow Ave	0.75mi	3/1.5	1,406 (-9%)	1mo	$275,000	$196	50
54 Rosewood	0.51mi	4/1.5 (+1)	1,366 (-11%)	3mo	$93,000	$68	50

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.62×
• Total profit: $24,281
• Equity at exit: $20,874

10-year hold

• IRR: 26.6%
• Equity multiple: 3.87×
• Total profit: $112,437
• Equity at exit: $12,105

Cash invested: $39,200 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$734
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $589

Break-even live

Break-even rent $1,095

Max offer price $140,000

Occupancy floor 63%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.28mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.29mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.34mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.43mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.43mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.44mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.53mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.59mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.64mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	0.74mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	0.86mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.89mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.91mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	0.95mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	23d	1	1.02mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.06mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.09mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.10mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.14mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	1.16mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	1.16mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	1.18mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	43d	1	1.19mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	14d	1	1.23mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	23d	1	1.24mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	2d	15	1.32mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	43d	1	1.35mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.40mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	43d	1	1.40mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	1.43mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	1.48mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $140,000 Active 108 DOM
2. 2026-06-17
   days on market $140,000 Active 107 DOM
3. 2026-06-16
   days on market $140,000 Active 106 DOM
4. 2026-06-15
   days on market $140,000 Active 105 DOM
5. 2026-06-13
   days on market $140,000 Active 103 DOM
6. 2026-06-13
   days on market $140,000 Active 102 DOM
7. 2026-06-10
   days on market $140,000 Active 100 DOM
8. 2026-06-09
   days on market $140,000 Active 99 DOM
9. 2026-06-09
   pricedays on market $140,000 Active 98 DOM
10. 2026-06-07
    days on market $150,000 Active 97 DOM
11. 2026-06-05
    days on market $150,000 Active 94 DOM
12. 2026-06-03
    days on market $150,000 Active 93 DOM
13. 2026-06-03
    days on market $150,000 Active 92 DOM
14. 2026-06-01
    days on market $150,000 Active 91 DOM
15. 2026-05-31
    days on market $150,000 Active 90 DOM
16. 2026-05-06
    price $150,000 97-char remark

    Show marketing remark (97 chars)

    Another Rockin' Rochester investment opportunity! Single family residential, 4 bedrooms, 1 bath.

17. 2026-04-08
    price $160,000 97-char remark

    Show marketing remark (97 chars)

    Another Rockin' Rochester investment opportunity! Single family residential, 4 bedrooms, 1 bath.

18. 2026-03-02
    listed $170,000 Active 97-char remark

    Show marketing remark (97 chars)

    Another Rockin' Rochester investment opportunity! Single family residential, 4 bedrooms, 1 bath.

19. 2023-07-21
    soldstatus $80,000
20. 2023-07-10
    soldstatus $53,000
21. 2023-07-07
    soldstatus $53,000 Closed Sale or Rented 40-char remark

    Show marketing remark (40 chars)

    Rehab opportunity sold as-is, cash only.

22. 2023-06-12
    status Pending Sale 40-char remark

    Show marketing remark (40 chars)

    Rehab opportunity sold as-is, cash only.

23. 2023-04-25
    historical Continue to Show- Under Contract 40-char remark

    Show marketing remark (40 chars)

    Rehab opportunity sold as-is, cash only.

24. 2023-04-13
    listed $55,000 Active 40-char remark

    Show marketing remark (40 chars)

    Rehab opportunity sold as-is, cash only.

25. 2021-07-02
    soldstatus $55,000
26. 1994-12-28
    soldstatus $38,000

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$747/yr (+$62/mo · 85.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: $22,086
• − Mortgage interest: −$7,842
• − Property taxes: −$872
• − Insurance: −$700
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$4,073
• Taxable income: $5,065
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $5,850/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+294.7% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $150,000 UNYREIS
• 2026-04-08 Price Changed $160,000 UNYREIS
• 2026-03-02 Listed $170,000 UNYREIS
• 2023-07-21 Sold (Public Records) $80,000 Public Records
• 2023-07-10 Sold (Public Records) $53,000 Public Records
• 2023-07-07 Sold (MLS) $53,000 UNYREIS
• 2023-06-12 Pending — UNYREIS
• 2023-04-25 Contingent — UNYREIS
• 2023-04-13 Listed $55,000 UNYREIS
• 2021-07-02 Sold (Public Records) $55,000 Public Records
• 1994-12-28 Sold (Public Records) $38,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $872 · +0.0% YoY. Source: county tax records.