416 Roycroft Dr · Rochester, NY 14621

$99,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 15 Days on market

Built 1920 3,484 sqft lot Est $128k · 22% 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 +8.7/10.0
• 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

This is a single family home that was rented for $1200 per month prior to a fire in part of the second floor in April 2023. An album of 360 degree photos is available at 360.rocmls.com (copy and paste the link) so you can take a good look before asking your agent for a showing. Nice detached garage. Fenced back yard. Glassblock windows. Low maintenance siding. Strictly as-is. Cash offers only.

Key facts

• New vinyl windows
• Open floor concept
• First floor living

Tags

• NEW ROOF
• VINYL SIDING
• NEW VINYL WINDOWS
• FIRST FLOOR LIVING
• ENCLOSED FRONT PORCH
• OPEN FLOOR CONCEPT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Built (existing)
• Exterior features: Enclosed porch; Covered porch; Porch; Fence (partial); Dirt driveway; Gravel driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Attic; Breakfast bar; Separate/formal living room; Main level primary
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$127,872) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 (+8.9%/yr); 114 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,366/mo this rent would consume 46% 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 $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 + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $100k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.37% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $127,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Ferncliffe Dr	0.44mi	2/1.0	889 (+0%)	12mo	$98,500	$111	70
135 Jerold St	0.42mi	3/1.0 (+1)	910 (+2%)	5mo	$125,000	$137	67
81 Cynthia Ln	0.55mi	2/1.0	900 (+1%)	8mo	$160,000	$178	66
206 Lincoln St	0.56mi	3/1.0 (+1)	888 (0%)	10mo	$51,900	$58	61
859 North St	0.70mi	2/1.0	879 (-1%)	8mo	$69,000	$78	59
124 Aurora St	0.17mi	3/1.0 (+1)	1,005 (+13%)	11mo	$160,000	$159	56
46 Irondequoit St	0.72mi	2/1.0	840 (-5%)	5mo	$69,900	$83	53
42 Valois St	0.65mi	3/1.0 (+1)	864 (-3%)	11mo	$145,000	$168	51
21 Blakeslee St	0.69mi	3/1.0 (+1)	864 (-3%)	10mo	$75,500	$87	50
212 Saint Stanislaus St	0.44mi	3/1.5 (+1)	1,006 (+13%)	8mo	$145,000	$144	44
201 Ernst St	0.31mi	3/2.0 (+1)	1,008 (+14%)	15mo	$175,000	$174	42
129 Northlane Dr	0.69mi	2/1.0	768 (-14%)	13mo	$172,000	$224	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.74×
• Total profit: $20,633
• Equity at exit: $14,895

10-year hold

• IRR: 28.9%
• Equity multiple: 4.18×
• Total profit: $88,866
• 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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $465

Break-even live

Break-even rent $777

Max offer price $99,900

Occupancy floor 61%

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.19mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.36mi
11 Renwood St Unit Dn Rochester, NY	2.0	1.0	690	$1,095	$1.59	23d	1	0.38mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.41mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	43d	1	0.51mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.66mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	0.77mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.87mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.90mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.95mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	0.95mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	43d	1	0.95mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	10d	1	0.96mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	43d	1	1.11mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	23d	1	1.15mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	43d	1	1.19mi
65 Waring Rd Rochester, NY	2.0	1.0	665	$848	$1.28	43d	1	1.23mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	43d	1	1.30mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	2d	4	1.34mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	1.36mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	1.36mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	1.42mi
370 Melville St Rochester, NY	1.0	1.0	720	$850	$1.18	3d	1	1.44mi
820 E Main St Unit 19 Rochester, NY	1.0	1.0	700	$995	$1.42	14d	1	1.45mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	1.45mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	2d	3	1.46mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	23d	1	1.46mi

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-04-08
   listed $99,900 Active
3. 2025-02-03
   soldstatus $30,500 Closed 398-char remark

   Show marketing remark (398 chars)

   This is a single family home that was rented for $1200 per month prior to a fire in part of the second floor in April 2023. An album of 360 degree photos is available at 360.rocmls.com (copy and paste the link) so you can take a good look before asking your agent for a showing. Nice detached garage. Fenced back yard. Glassblock windows. Low maintenance siding. Strictly as-is. Cash offers only.

4. 2024-12-27
   status Pending 398-char remark

   Show marketing remark (398 chars)

   This is a single family home that was rented for $1200 per month prior to a fire in part of the second floor in April 2023. An album of 360 degree photos is available at 360.rocmls.com (copy and paste the link) so you can take a good look before asking your agent for a showing. Nice detached garage. Fenced back yard. Glassblock windows. Low maintenance siding. Strictly as-is. Cash offers only.

5. 2024-12-22
   price $34,900 398-char remark

   Show marketing remark (398 chars)

   This is a single family home that was rented for $1200 per month prior to a fire in part of the second floor in April 2023. An album of 360 degree photos is available at 360.rocmls.com (copy and paste the link) so you can take a good look before asking your agent for a showing. Nice detached garage. Fenced back yard. Glassblock windows. Low maintenance siding. Strictly as-is. Cash offers only.

6. 2024-12-01
   listed $19,900 Active 398-char remark

   Show marketing remark (398 chars)

   This is a single family home that was rented for $1200 per month prior to a fire in part of the second floor in April 2023. An album of 360 degree photos is available at 360.rocmls.com (copy and paste the link) so you can take a good look before asking your agent for a showing. Nice detached garage. Fenced back yard. Glassblock windows. Low maintenance siding. Strictly as-is. Cash offers only.

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$554/yr (+$46/mo · 95.3%)

ⓘ 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: $16,392
• − Mortgage interest: −$5,596
• − Property taxes: −$581
• − Insurance: −$500
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,906
• Taxable income: $4,186
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $4,578/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

+402.0% since first listed

6 events — show timeline

• 2026-04-23 Pending — UNYREIS
• 2026-04-08 Listed $99,900 UNYREIS
• 2025-02-03 Sold (MLS) $30,500 UNYREIS
• 2024-12-27 Pending — UNYREIS
• 2024-12-22 Price Changed $34,900 UNYREIS
• 2024-12-01 Listed $19,900 UNYREIS

Property tax history

+1.2%/yr

Latest (2025): $581 · +0.0% YoY. Source: county tax records.