87 Dix St · Rochester, NY 14606

$49,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 14 Days on market

Built 1940 3,920 sqft lot

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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
• 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 MLS

Property package for sale consisting of 15 single family homes, newer roofs, replacement windows, and updated mechanics. CofO’s and long term tenants. Feel free to do a drive-by but please don’t bother the tenants. Showings can be scheduled as soon as the EO is lifted but let’s start the conversation now! Listing Broker is owner.

Key facts

• Hardwood flooring
• Original cabinetry
• Vinyl siding

Tags

• FULLY FENCED YARD
• VINYL SIDING
• ORIGINAL CABINETRY
• HARDWOOD FLOORING
• RECENT WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 25.9% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1940 — 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: 2.89% ✓
• Cap rate: 25.88%
• Cash-on-cash: 69.96%
• DSCR: 4.11
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $118,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Glide St	0.36mi	3/1.5	1,106 (-4%)	1mo	$200,000	$181	74
55 Santee St	0.18mi	3/1.5	1,272 (+10%)	1mo	$124,900	$98	71
301 Avery St	0.18mi	3/1.0	1,296 (+12%)	1mo	$80,000	$62	70
61 Myrtle St	0.42mi	3/1.0	1,225 (+6%)	2mo	$110,000	$90	68
20 Wolff St	0.24mi	2/1.0 (-1)	1,041 (-10%)	4mo	$67,000	$64	64
78 Northampton St	0.47mi	2/1.5 (-1)	1,200 (+4%)	0mo	$209,000	$174	64
12 Oriole St	0.45mi	3/1.0	1,040 (-10%)	3mo	$115,000	$111	60
42 Curtis St	0.33mi	3/1.5	1,287 (+12%)	4mo	$85,000	$66	60
25 Emerson Park	0.23mi	2/1.5 (-1)	996 (-14%)	4mo	$98,000	$98	56
27 Rugraff St	0.75mi	3/1.0	1,200 (+4%)	3mo	$123,000	$103	56
507 Ames St	0.72mi	3/1.0	1,020 (-12%)	3mo	$146,000	$143	44
225 Wetmore Park	0.71mi	3/2.0	1,019 (-12%)	3mo	$165,000	$162	41

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: 73.1%
• Equity multiple: 4.49×
• Total profit: $48,729
• Equity at exit: $7,440

10-year hold

• IRR: 77.9%
• Equity multiple: 10.37×
• Total profit: $130,891
• Equity at exit: $4,314

Cash invested: $13,972 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$262
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $815

Break-even live

Break-even rent $413

Max offer price $49,900

Occupancy floor 39%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.28mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.47mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.56mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	0.80mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.81mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	0.84mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	0.87mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	0.87mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.88mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	0.88mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	0.90mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.95mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	1.03mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	1.05mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.06mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	1.09mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.10mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.11mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.19mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.22mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	1.31mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	1.38mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.39mi

Listing history 15 events

1. 2025-08-27
   status Pending
2. 2025-08-13
   listed $49,900 Active
3. 2021-01-19
   price $50,667 349-char remark

   Show marketing remark (349 chars)

   Property package for sale consisting of 15 single family homes, newer roofs, replacement windows, and updated mechanics. CofO’s and long term tenants. Feel free to do a drive-by but please don’t bother the tenants. Showings can be scheduled as soon as the EO is lifted but let’s start the conversation now! Listing Broker is owner.

4. 2020-08-05
   soldstatus $50,667 Closed Sale or Rented 349-char remark

   Show marketing remark (349 chars)

   Property package for sale consisting of 15 single family homes, newer roofs, replacement windows, and updated mechanics. CofO’s and long term tenants. Feel free to do a drive-by but please don’t bother the tenants. Showings can be scheduled as soon as the EO is lifted but let’s start the conversation now! Listing Broker is owner.

5. 2020-08-05
   soldstatus $760,000

   Show marketing remark (349 chars)

   Property package for sale consisting of 15 single family homes, newer roofs, replacement windows, and updated mechanics. CofO’s and long term tenants. Feel free to do a drive-by but please don’t bother the tenants. Showings can be scheduled as soon as the EO is lifted but let’s start the conversation now! Listing Broker is owner.

6. 2020-05-21
   status Pending Sale 349-char remark

   Show marketing remark (349 chars)

   Property package for sale consisting of 15 single family homes, newer roofs, replacement windows, and updated mechanics. CofO’s and long term tenants. Feel free to do a drive-by but please don’t bother the tenants. Showings can be scheduled as soon as the EO is lifted but let’s start the conversation now! Listing Broker is owner.

7. 2020-04-01
   listed $795,000 Active 349-char remark

   Show marketing remark (349 chars)

   Property package for sale consisting of 15 single family homes, newer roofs, replacement windows, and updated mechanics. CofO’s and long term tenants. Feel free to do a drive-by but please don’t bother the tenants. Showings can be scheduled as soon as the EO is lifted but let’s start the conversation now! Listing Broker is owner.

8. 2019-05-08
   soldstatus $766,900
9. 2017-01-05
   historical
10. 2016-10-26
    status Active
11. 2015-12-30
    listed $37,000
12. 2015-07-01
    historical
13. 2015-05-13
    listed $38,000 Active
14. 2014-03-11
    listed $38,000
15. 2006-11-22
    soldstatus $159,000

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$159/yr (+$13/mo · 30.2%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,330
• − Mortgage interest: −$2,795
• − Property taxes: −$526
• − Insurance: −$250
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$1,452
• Taxable income: $9,535
• Est. tax owed @ 24.0%: −$2,288
• After-tax cash flow: $7,487/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

-68.6% since first listed

15 events — show timeline

• 2025-08-27 Pending — UNYREIS
• 2025-08-13 Listed $49,900 UNYREIS
• 2021-01-19 Price Changed $50,667 UNYREIS
• 2020-08-05 Sold (Public Records) $760,000 Public Records
• 2020-08-05 Sold (MLS) $50,667 UNYREIS
• 2020-05-21 Pending — UNYREIS
• 2020-04-01 Listed $795,000 UNYREIS
• 2019-05-08 Sold (Public Records) $766,900 Public Records
• 2017-01-05 Listing Removed — UNYREIS
• 2016-10-26 Relisted — UNYREIS
• 2015-12-30 Listed $37,000 UNYREIS
• 2015-07-01 Listing Removed — UNYREIS
• 2015-05-13 Listed $38,000 UNYREIS
• 2014-03-11 Listed $38,000 UNYREIS
• 2006-11-22 Sold (Public Records) $159,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $526 · +0.0% YoY. Source: county tax records.