116 Whitney St · Rochester, NY 14611

$145,999

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 42 Days on market

Built 2012 8,276 sqft lot $138/sqft · 59% above area

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Why this score? — see what drove the C 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• 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

Listing remarks

Why settle for old when you can have 2012 quality? This 3-bedroom, 1.5-bath ranch stands out with its modern systems and versatile layout. The basement is partially finished, offering a private 4th bedroom and a half-bath. Included in the sale is an additional connected lot with a privacy fence. Whether you’re looking for a low-maintenance primary residence or a property with unique land value, this home delivers. Newer construction, flexible living space, and extra land—all in one package. Showings start 5/7/2026, 9:00am, Delayed Negotiations 5/15/2026, 5:00pm.

Key facts

• Private 4th bedroom
• Versatile layout
• Privacy fence

Tags

• VERSATILE LAYOUT
• PARTIALLY FINISHED BASEMENT
• PRIVATE 4TH BEDROOM
• PRIVACY FENCE
• FLEXIBLE LIVING SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story property; Existing construction; Entry level on one story; Facing direction not specified; Resale condition
• Construction: Asphalt roof; Vinyl siding; Blown-in insulation; PEX plumbing; Block foundation; Year built: existing (original year not specified)
• Exterior features: Concrete driveway; Partial fencing; Private yard; Fence; Shed(s)/storage; See remarks

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal living room; Living/dining room configuration; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Sump pump in full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $142k (3.0% below list) — sets the bar for market timing.

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 (+6.4%/yr); 78 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,501/mo this rent would consume 57% 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $48k; list at $146k implies a 206% gain — meaningful room to come down on a strong offer.

Recommended offer $141,619 (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. 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: 1.03% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $91,630
• List price: $145,999
• Delta: 59.34%
• 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
19 Kondolf St	0.12mi	3/1.0	1,078 (+2%)	5mo	$109,900	$102	87
288 Orchard St	0.21mi	2/1.0 (-1)	1,110 (+5%)	2mo	$63,000	$57	75
29 Dengler St	0.39mi	3/1.0	1,078 (+2%)	4mo	$95,000	$88	75
507 Ames St	0.41mi	3/1.0	1,020 (-3%)	3mo	$146,000	$143	73
631 Smith St	0.28mi	3/1.0	1,139 (+8%)	3mo	$82,500	$72	72
17 Orchard St	0.23mi	2/1.0 (-1)	1,160 (+10%)	2mo	$40,000	$34	66
27 Rugraff St	0.26mi	3/1.0	1,200 (+14%)	3mo	$123,000	$103	63
35 Home Pl	0.47mi	3/1.0	1,151 (+9%)	7mo	$80,000	$70	58
18 Syke St	0.33mi	2/1.0 (-1)	1,167 (+10%)	6mo	$58,000	$50	57
11 Danforth St	0.50mi	2/1.0 (-1)	962 (-9%)	4mo	$80,000	$83	53
41 Klueh St	0.56mi	2/1.0 (-1)	1,167 (+10%)	4mo	$80,000	$69	48
65 Saratoga Ave	0.55mi	2/1.0 (-1)	902 (-15%)	2mo	$28,000	$31	43

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,306
• Equity at exit: $22,215

10-year hold

• IRR: 11.8%
• Equity multiple: 2.07×
• Total profit: $43,738
• Equity at exit: $13,392

Cash invested: $40,880 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$766
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $262

Break-even live

Break-even rent $1,169

Max offer price $145,999

Occupancy floor 78%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.02mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.14mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.27mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.49mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	43d	1	0.52mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.54mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	43d	1	0.54mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	43d	1	0.58mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.74mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.77mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	0.83mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	43d	1	0.85mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.87mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	43d	1	0.89mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	23d	1	0.96mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	1.02mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.03mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.03mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	1.04mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.11mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.14mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	1.15mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	43d	1	1.15mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	1.17mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.18mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.20mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.20mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	14d	1	1.21mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	43d	1	1.23mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	43d	1	1.24mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	43d	1	1.29mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.30mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	43d	6	1.33mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.40mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.42mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	2d	15	1.47mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.49mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	43d	1	1.49mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $145,999 Active 42 DOM
2. 2026-06-17
   days on market $145,999 Active 41 DOM
3. 2026-06-16
   days on market $145,999 Active 40 DOM
4. 2026-06-15
   days on market $145,999 Active 39 DOM
5. 2026-06-13
   days on market $145,999 Active 37 DOM
6. 2026-06-13
   days on market $145,999 Active 36 DOM
7. 2026-06-10
   days on market $145,999 Active 34 DOM
8. 2026-06-09
   days on market $145,999 Active 33 DOM
9. 2026-06-09
   days on market $145,999 Active 32 DOM
10. 2026-06-07
    days on market $145,999 Active 31 DOM
11. 2026-06-05
    pricedays on market $145,999 Active 28 DOM
12. 2026-06-03
    days on market $149,000 Active 27 DOM
13. 2026-06-03
    days on market $149,000 Active 26 DOM
14. 2026-06-01
    days on market $149,000 Active 25 DOM
15. 2026-05-31
    days on market $149,000 Active 24 DOM
16. 2026-05-07
    listed $149,000 Active 580-char remark
17. 2025-12-29
    historical
18. 2025-09-09
    price $215,000
19. 2025-08-08
    listed $225,000 Active
20. 2009-04-28
    soldstatus $47,736

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,814 · $151/mo
• Expected delta: +$653/yr (+$54/mo · 56.3%)

ⓘ 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: $18,006
• − Mortgage interest: −$8,178
• − Property taxes: −$1,161
• − Insurance: −$730
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,247
• Taxable income: $809
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,953/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

+205.8% since first listed

11 events — show timeline

• 2026-06-04 Price Changed $145,999 UNYREIS
• 2026-05-07 Listed $149,000 UNYREIS
• 2026-01-17 Listing Removed — WNYREIS
• 2026-01-14 Listing Removed — WNYREIS
• 2026-01-14 Listing Removed — WNYREIS
• 2026-01-13 Listing Removed — WNYREIS
• 2026-01-08 Listed $199,000 WNYREIS
• 2025-12-29 Listing Removed — WNYREIS
• 2025-09-09 Price Changed $215,000 WNYREIS
• 2025-08-08 Listed $225,000 WNYREIS
• 2009-04-28 Sold (Public Records) $47,736 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,161 · -0.7% YoY. Source: county tax records.