26 Hertel St · Rochester, NY 14611

$89,900

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 88 Days on market

Built 1880 2,178 sqft lot $62/sqft · 33% above area Est $68k · 33% over

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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
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Turnkey investment opportunity in the City of Rochester generating immediate income! This 3-bedroom, 2 full bath home is tenant-occupied at $1,895/month with a lease secured through February 2027, providing immediate built-in cash flow and long-term tenant stability from day one. Whether you’re looking to expand your portfolio or secure a steady income-producing asset, this property delivers consistent returns with minimal upfront effort. Don’t miss this strong-performing money maker!

Key facts

• 2,178 sq ft lot
• Built 1880
• Listed 88 days

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 $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 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.
• Zoned schools: School 17-Enrico Fermi (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 644 students, 92% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,610/mo this rent would consume 62% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/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 (-2.9% appreciation + 6.4% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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: 1.79% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.71%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (median comp): $67,628
• List price: $89,900
• Delta: 32.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
487 Jay St	0.44mi	3/1.5	1,459 (+0%)	3mo	$150,000	$103	74
28 Cedar St	0.50mi	3/1.5	1,395 (-4%)	2mo	$90,000	$65	67
7 Rugraff St	0.59mi	3/1.0	1,487 (+2%)	2mo	$78,000	$52	62
21 Gladstone St	0.34mi	4/1.0 (+1)	1,584 (+9%)	1mo	$10,000	$6	59
455 Frost Ave	0.65mi	3/1.5	1,352 (-7%)	1mo	$77,000	$57	56
307 Hague St	0.69mi	3/1.0	1,356 (-7%)	1mo	$70,000	$52	52
286 Troup St	0.42mi	4/2.0 (+1)	1,284 (-12%)	5mo	$190,000	$148	52
823 Jay St	0.62mi	3/2.0	1,292 (-11%)	3mo	$143,000	$111	50
219 Adams St	0.61mi	4/1.0 (+1)	1,564 (+8%)	0mo	$72,000	$46	49
392 Frost Ave	0.65mi	4/1.0 (+1)	1,569 (+8%)	2mo	$75,000	$48	46
385 Hague St	0.75mi	4/1.0 (+1)	1,365 (-6%)	1mo	$120,000	$88	45
215 Reynolds St	0.72mi	3/1.0	1,626 (+12%)	5mo	$38,000	$23	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.44×
• Total profit: $36,355
• Equity at exit: $13,679

10-year hold

• IRR: 41.4%
• Equity multiple: 5.55×
• Total profit: $114,636
• Equity at exit: $8,246

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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$471
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $707

Break-even live

Break-even rent $715

Max offer price $89,900

Occupancy floor 51%

Sensitivity live

Price	-10% $758	-5% $733	+0% $707	+5% $682	+10% $656
Rent	-10% $580	-5% $643	+0% $707	+5% $771	+10% $834
Rate	-1.0pp $752	-0.5pp $730	base $707	+0.5pp $684	+1.0pp $660

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	46d	1	0.44mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	21d	1	0.46mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	46d	1	0.49mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	46d	1	0.54mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	5d	1	0.55mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	25d	1	0.60mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	23d	1	0.62mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	46d	1	0.66mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	46d	1	0.67mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	46d	1	0.67mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	23d	1	0.68mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	16d	1	0.68mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	16d	1	0.71mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	46d	1	0.72mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	46d	1	0.86mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	16d	1	0.86mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	25d	1	0.92mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	46d	1	0.92mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	16d	1	0.93mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	16d	1	0.93mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	46d	1	0.94mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	46d	1	0.98mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	12d	2	1.00mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	46d	1	1.05mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	5d	8	1.06mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	21d	1	1.11mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	5d	28	1.11mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	4d	15	1.19mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	23d	1	1.21mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	46d	1	1.26mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	12d	1	1.30mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	5d	3	1.30mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	16d	1	1.32mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	5d	11	1.32mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	5d	1	1.34mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	4d	1	1.38mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	16d	1	1.38mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	12d	28	1.38mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	25d	1	1.39mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	46d	1	1.39mi

Listing history 9 events

1. 2026-05-31
   days on market $89,900 Active 88 DOM
2. 2026-03-12
   price $89,900 501-char remark

   Show marketing remark (501 chars)

   Turnkey investment opportunity in the City of Rochester generating immediate income! This 3-bedroom, 2 full bath home is tenant-occupied at $1,895/month with a lease secured through February 2027, providing immediate built-in cash flow and long-term tenant stability from day one. Whether you’re looking to expand your portfolio or secure a steady income-producing asset, this property delivers consistent returns with minimal upfront effort. Don’t miss this strong-performing money maker!

3. 2026-03-04
   listed $99,900 Active 501-char remark

   Show marketing remark (501 chars)

   Turnkey investment opportunity in the City of Rochester generating immediate income! This 3-bedroom, 2 full bath home is tenant-occupied at $1,895/month with a lease secured through February 2027, providing immediate built-in cash flow and long-term tenant stability from day one. Whether you’re looking to expand your portfolio or secure a steady income-producing asset, this property delivers consistent returns with minimal upfront effort. Don’t miss this strong-performing money maker!

4. 2025-02-27
   soldstatus $50,000
5. 2018-02-13
   soldstatus $29,000 Closed Sale or Rented 134-char remark

   Show marketing remark (134 chars)

   Great investment or move in ready home for owner occupant! Large living room, kitchen and bedrooms! 3 bedroom 2 full bath! Call today!

6. 2017-12-06
   status Pending Sale 134-char remark

   Show marketing remark (134 chars)

   Great investment or move in ready home for owner occupant! Large living room, kitchen and bedrooms! 3 bedroom 2 full bath! Call today!

7. 2017-10-30
   price $31,000 134-char remark

   Show marketing remark (134 chars)

   Great investment or move in ready home for owner occupant! Large living room, kitchen and bedrooms! 3 bedroom 2 full bath! Call today!

8. 2017-10-16
   listed $34,900 Active 134-char remark

   Show marketing remark (134 chars)

   Great investment or move in ready home for owner occupant! Large living room, kitchen and bedrooms! 3 bedroom 2 full bath! Call today!

9. 1999-03-09
   soldstatus $45,000

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $1,093 · $91/mo
• Expected delta: +$426/yr (+$35/mo · 63.8%)

ⓘ 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: $19,315
• − Mortgage interest: −$5,036
• − Property taxes: −$667
• − Insurance: −$450
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,615
• Taxable income: $7,457
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,695/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+99.8% since first listed

8 events — show timeline

• 2026-03-12 Price Changed $89,900 UNYREIS
• 2026-03-04 Listed $99,900 UNYREIS
• 2025-02-27 Sold (Public Records) $50,000 Public Records
• 2018-02-13 Sold (MLS) $29,000 UNYREIS
• 2017-12-06 Pending — UNYREIS
• 2017-10-30 Price Changed $31,000 UNYREIS
• 2017-10-16 Listed $34,900 UNYREIS
• 1999-03-09 Sold (Public Records) $45,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $667 · +0.0% YoY. Source: county tax records.