167 Salina St · Rochester, NY 14619

$64,900

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 8 Days on market

Built 1930 3,484 sqft lot $56/sqft · 59% below area

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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
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

167 Salina St – solid opportunity in the 19th Ward. This 3 bed, 1 bath home offers a good starting point with vinyl siding, some vinyl replacement windows, hardwood floors, a covered front porch, and off-street parking. The layout is functional and the home has a lot of the basics investors look for, with room to make improvements over time. Whether you’re looking for your next project or something to hold and build equity, this one is worth a look. Strong location close to University of Rochester, major roadways, and neighborhood amenities. The 19th Ward continues to see steady demand, making this a practical option for both rental or resale strategies. Offers due Tuesday May 5

Key facts

• Covered front porch
• Vinyl siding
• Off-street parking

Tags

• VINYL SIDING
• VINYL REPLACEMENT WINDOWS
• HARDWOOD FLOORS
• COVERED FRONT PORCH
• OFF-STREET PARKING
• STRONG LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story home; Resale property; City street frontage
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Covered porch

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 20.3% 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: 48 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $65k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1930 — 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: 2.34% ✓
• Cap rate: 20.29%
• Cash-on-cash: 49.97%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

• ARV (median comp): $159,429
• List price: $64,900
• Delta: -59.29%
• 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
253 Garfield St	0.16mi	3/1.0	1,277 (+10%)	2mo	$149,900	$117	75
87 Depew St	0.33mi	3/1.0	1,222 (+5%)	6mo	$75,000	$61	71
294 Penhurst St	0.54mi	3/1.0	1,152 (-1%)	7mo	$125,000	$109	67
431 Post Ave	0.46mi	3/1.5	1,227 (+5%)	1mo	$195,000	$159	67
107 Enterprise St	0.65mi	3/1.5	1,152 (-1%)	4mo	$90,000	$78	62
169 Westfield St	0.55mi	3/1.0	1,248 (+7%)	2mo	$192,500	$154	61
64 Flanders St	0.56mi	3/1.0	1,075 (-8%)	5mo	$149,000	$139	56
67 Wilbur St	0.32mi	4/2.0 (+1)	1,305 (+12%)	0mo	$141,800	$109	56
104 Garfield St	0.32mi	3/2.0	1,334 (+14%)	2mo	$92,500	$69	55
75 Penhurst St	0.39mi	3/1.5	1,326 (+14%)	3mo	$110,000	$83	54
91 Independence St	0.70mi	3/2.0	1,230 (+6%)	3mo	$125,000	$102	52
504 Sawyer St	0.63mi	3/1.5	1,274 (+9%)	4mo	$95,000	$75	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.07×
• Total profit: $37,700
• Equity at exit: $9,677

10-year hold

• IRR: 53.3%
• Equity multiple: 6.23×
• Total profit: $94,968
• Equity at exit: $5,611

Cash invested: $18,172 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$340
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $757

Break-even live

Break-even rent $559

Max offer price $64,900

Occupancy floor 45%

Sensitivity live

Price	-10% $793	-5% $775	+0% $757	+5% $738	+10% $720
Rent	-10% $637	-5% $697	+0% $757	+5% $817	+10% $877
Rate	-1.0pp $789	-0.5pp $773	base $757	+0.5pp $740	+1.0pp $723

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	0.31mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	0.36mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	0.43mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	22d	1	0.49mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.49mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.52mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.55mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.63mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.63mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	0.84mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.86mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.91mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.02mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.05mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	1.05mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.12mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.15mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	1.20mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	15d	1	1.20mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.24mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.30mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.31mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	1.31mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	1.34mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	1.34mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	1.36mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	1.39mi

Listing history 3 events

1. 2026-05-07
   status Pending 709-char remark
2. 2026-04-29
   listed $64,900 Active 709-char remark
3. 1998-07-06
   soldstatus $20,000

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$102/yr (+$8/mo · 11.4%)

ⓘ 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: $18,207
• − Mortgage interest: −$3,635
• − Property taxes: −$894
• − Insurance: −$324
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$1,888
• Taxable income: $8,552
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $7,029/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+224.5% since first listed

3 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-04-29 Listed $64,900 UNYREIS
• 1998-07-06 Sold (Public Records) $20,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $894 · +17.0% YoY. Source: county tax records.