80 Crombie St · Rochester, NY 14605

$149,900

3 bd · 1.5 ba · 1,083 sqft · SingleFamily public records · 12 Days on market

Built 1900 3,630 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

VALUE PRICE TAG IN A COMPETITIVE MARKETPLACE! 80 Crombie is ready to outperform and overdeliver on your expectations! Exterior amenities include off street parking in asphalt driveway, partially fenced yard, large front entry porch to FULLY RENOVATED INTERIOR!  Spacious Foyer pleasantly greets you as you enter with charming old world trim and charm, REFINISHED HARDWOODS, vinyl thermopane windows throughout! Living room close by with natural light, new ceiling fan light fixture, fresh paint meeting modern tastes! Dinner parties  & entertaining made EASY here, with stylish Formal Dining room highlighted by sputnik light fixture overhead, large picture window, acc

Key facts

• Off street parking
• Refinished hardwoods
• 3,630 sq ft lot

Tags

• OFF STREET PARKING
• PARTIALLY FENCED YARD
• LARGE FRONT ENTRY PORCH
• FULLY RENOVATED INTERIOR
• REFINISHED HARDWOODS
• VINYL THERMOPANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,585/mo this rent would consume 90% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $150k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $149,900

Questions for the listing agent

1. Built in 1900 — 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: 1.06% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $98,553
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 N Goodman St	0.25mi	3/1.0	1,126 (+4%)	3mo	$135,000	$120	77
39 Miller St	0.38mi	3/1.0	1,032 (-5%)	4mo	$45,000	$44	69
82 Willmont St	0.61mi	2/1.0 (-1)	1,100 (+2%)	1mo	$155,000	$141	61
223 Cummings St	0.54mi	3/1.0	1,144 (+6%)	4mo	$90,000	$79	61
865 N Goodman St	0.25mi	4/1.5 (+1)	1,245 (+15%)	2mo	$76,000	$61	57
45 Newcomb St	0.34mi	3/1.0	1,233 (+14%)	3mo	$110,000	$89	56
1824 Clifford Ave	0.57mi	3/1.0	1,188 (+10%)	2mo	$62,500	$53	54
93 Willmont St	0.61mi	2/2.0 (-1)	1,022 (-6%)	2mo	$145,000	$142	54
1822 Clifford Ave	0.56mi	3/1.0	1,188 (+10%)	3mo	$95,000	$80	53
201 Arbutus St	0.59mi	4/1.5 (+1)	1,180 (+9%)	0mo	$210,000	$178	52
61 Cliffmor St	0.73mi	3/1.5	1,152 (+6%)	4mo	$153,000	$133	52
5 Dake St	0.42mi	2/1.0 (-1)	947 (-13%)	4mo	$86,000	$91	50

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

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.57×
• Total profit: $23,912
• Equity at exit: $49,820

10-year hold

• IRR: 15.2%
• Equity multiple: 2.81×
• Total profit: $76,070
• Equity at exit: $65,173

Cash invested: $41,972 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$786
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $352

Break-even live

Break-even rent $1,139

Max offer price $149,900

Occupancy floor 73%

Sensitivity live

Price	-10% $437	-5% $395	+0% $352	+5% $310	+10% $267
Rent	-10% $227	-5% $290	+0% $352	+5% $415	+10% $478
Rate	-1.0pp $428	-0.5pp $390	base $352	+0.5pp $313	+1.0pp $274

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.17mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.19mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.24mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.39mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.41mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	0.42mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	44d	1	0.42mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.51mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.57mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.64mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.70mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	0.78mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	0.79mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	0.81mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.83mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.84mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.92mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.98mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.04mi
405 Alexander St Rochester, NY	2.0	1.0	800	$1,425	$1.78	3d	1	1.07mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	44d	1	1.08mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	1.09mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.11mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.11mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	44d	1	1.13mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	1.14mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	44d	1	1.16mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	1.16mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	44d	1	1.17mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.19mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	1.21mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.23mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.23mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.25mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	1.28mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	14d	3	1.28mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	1.30mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	11d	1	1.31mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	11d	1	1.31mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.33mi

Listing history 3 events

1. 2026-03-17
   status Pending
2. 2026-03-05
   listed $149,900 Active
3. 2025-07-17
   soldstatus $47,500

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$959/yr (+$80/mo · 156.2%)

ⓘ 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 ≥95°F today · 14 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: $19,019
• − Mortgage interest: −$8,397
• − Property taxes: −$614
• − Insurance: −$750
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,361
• Taxable income: $1,855
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $3,783/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 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: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• 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

+215.6% since first listed

3 events — show timeline

• 2026-03-17 Pending — UNYREIS
• 2026-03-05 Listed $149,900 UNYREIS
• 2025-07-17 Sold (Public Records) $47,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $614 · +0.0% YoY. Source: county tax records.