6 Rugraff St · Rochester, NY 14606

$89,900

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 42 Days on market

Built 1900 2,489 sqft lot $55/sqft · 14% below area Est $105k · 14% 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 +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

4 BEDROOM 2 FULL BATH IN THE DUTCHTOWN NEIGHBORHOOD. CURRENTLY RENTED MONTH TO MONTH FOR $1000/MONTH. FEATURES A FIRST FLOOR BEDROOM AND FULL BATH, SECOND FLOOR HAS A FULL BATH AND 3 BEDROOMS. FIRST FLOOR LAUNDRY, FORCED AIR AND CENTRAL AIR CONDITIONING. CONVENIENTLY LOCATED CLOSE TO 490 EXPRESSWAY, PUBLIC TRANSPORTATION, SAHLENS STADIUM AND LOCAL​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ SHOPS.

Key facts

• First floor laundry
• Conveniently located
• First floor bedroom

Tags

• DUTCHTOWN NEIGHBORHOOD
• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• CENTRAL AIR CONDITIONING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story; Resale property; Wood siding
• Construction: Block and stone foundation
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two main-level bedrooms; Bedroom on main level
• Flooring: Hardwood flooring; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Other interior features (see remarks)
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 (+6.3%/yr); 124 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($56k/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 $622 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 + 6.3% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

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

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.61%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (median comp): $104,697
• List price: $89,900
• Delta: -14.13%
• 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
760 Jay St	0.04mi	2/2.0 (-1)	1,684 (+3%)	2mo	$29,900	$18	86
7 Rugraff St	0.02mi	3/1.0	1,487 (-9%)	2mo	$78,000	$52	79
71 Lorenzo St	0.31mi	3/1.0	1,544 (-5%)	6mo	$70,000	$45	68
22 Lisbon St	0.24mi	3/1.5	1,488 (-9%)	6mo	$125,500	$84	67
487 Jay St	0.36mi	3/1.5	1,459 (-10%)	3mo	$150,000	$103	61
28 Cedar St	0.29mi	3/1.5	1,395 (-14%)	2mo	$90,000	$65	59
64 Lisbon St	0.25mi	3/1.5	1,392 (-15%)	5mo	$115,000	$83	58
64 Cameron St	0.43mi	3/1.5	1,440 (-12%)	2mo	$68,000	$47	56
88 Sherman St	0.49mi	3/1.0	1,412 (-13%)	5mo	$63,500	$45	47
46 Rogers Ave	0.64mi	3/1.0	1,458 (-11%)	3mo	$81,000	$56	46
91 Pool St	0.59mi	4/1.0 (+1)	1,458 (-11%)	1mo	$162,500	$111	45
35 Darien St	0.74mi	4/1.5 (+1)	1,796 (+10%)	5mo	$175,000	$97	38

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.03×
• Total profit: $25,814
• Equity at exit: $13,404

10-year hold

• IRR: 33.7%
• Equity multiple: 4.55×
• Total profit: $89,454
• Equity at exit: $7,773

Cash invested: $25,172 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$471
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $558

Break-even live

Break-even rent $713

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $609	-5% $584	+0% $558	+5% $533	+10% $507
Rent	-10% $446	-5% $502	+0% $558	+5% $614	+10% $670
Rate	-1.0pp $604	-0.5pp $581	base $558	+0.5pp $535	+1.0pp $511

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	0.03mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.14mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.25mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	0.43mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.45mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.45mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.50mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	0.67mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	15d	1	0.74mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.83mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.86mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	0.96mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.01mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.03mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	1.03mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.04mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.06mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	1.08mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.14mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.15mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.25mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.26mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	1.31mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.31mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	1.35mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	1.36mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	1.40mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.43mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.45mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	1.47mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.48mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 42 DOM
2. 2026-06-17
   days on market $89,900 Active 41 DOM
3. 2026-06-16
   days on market $89,900 Active 40 DOM
4. 2026-06-15
   days on market $89,900 Active 39 DOM
5. 2026-06-13
   days on market $89,900 Active 37 DOM
6. 2026-06-13
   days on market $89,900 Active 36 DOM
7. 2026-06-10
   days on market $89,900 Active 34 DOM
8. 2026-06-09
   days on market $89,900 Active 33 DOM
9. 2026-06-09
   days on market $89,900 Active 32 DOM
10. 2026-06-07
    days on market $89,900 Active 31 DOM
11. 2026-06-05
    days on market $89,900 Active 28 DOM
12. 2026-06-03
    days on market $89,900 Active 27 DOM
13. 2026-06-03
    days on market $89,900 Active 26 DOM
14. 2026-06-01
    days on market $89,900 Active 25 DOM
15. 2026-05-31
    days on market $89,900 Active 24 DOM
16. 2026-05-07
    listed $89,900 Active 448-char remark
17. 2026-05-07
    historical
18. 2026-02-27
    listed $94,900 Active
19. 2026-02-27
    historical
20. 2026-02-16
    price $95,000
21. 2026-02-11
    price $98,500
22. 2025-12-30
    listed $98,900 Active
23. 2025-12-30
    historical
24. 2025-08-12
    listed $99,900 Active
25. 2025-02-19
    soldstatus $370,000
26. 1999-12-06
    soldstatus $22,000

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$432/yr (+$36/mo · 65.9%)

ⓘ 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: $17,040
• − Mortgage interest: −$5,036
• − Property taxes: −$656
• − Insurance: −$450
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,615
• Taxable income: $5,557
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $5,365/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+308.6% since first listed

11 events — show timeline

• 2026-05-07 Listing Removed — UNYREIS
• 2026-05-07 Listed $89,900 UNYREIS
• 2026-02-27 Listing Removed — UNYREIS
• 2026-02-27 Listed $94,900 UNYREIS
• 2026-02-16 Price Changed $95,000 UNYREIS
• 2026-02-11 Price Changed $98,500 UNYREIS
• 2025-12-30 Listing Removed — UNYREIS
• 2025-12-30 Listed $98,900 UNYREIS
• 2025-08-12 Listed $99,900 UNYREIS
• 2025-02-19 Sold (Public Records) $370,000 Public Records
• 1999-12-06 Sold (Public Records) $22,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $656 · -9.8% YoY. Source: county tax records.