289 Emerson St · Rochester, NY 14613

$109,900

4 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 48 Days on market

Built 1900 5,295 sqft lot $64/sqft · at area comps Est $107k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +6.3/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Key facts

• 5,295 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water connected; Sewer connected
• Home design: Two stories; Vinyl siding; Resale property; Stone foundation
• Construction: Vinyl siding; Stone foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot (40 x 132)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Laminate; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Bedroom on main level; Has full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 71 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 1.44% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.31%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $107,058
• List price: $109,900
• Delta: 2.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Emerson St	0.03mi	4/1.5	1,725 (+1%)	4mo	$65,000	$38	92
371 Glenwood Ave	0.26mi	4/2.0	1,830 (+7%)	5mo	$168,000	$92	73
515 Emerson St	0.33mi	4/1.5	1,536 (-10%)	4mo	$129,900	$85	63
62 Curtis St	0.22mi	3/1.0 (-1)	1,566 (-8%)	5mo	$155,000	$99	62
33 Brooklyn St	0.37mi	3/1.5 (-1)	1,609 (-6%)	6mo	$160,000	$99	61
170 Otis St	0.43mi	5/3.0 (+1)	1,830 (+7%)	1mo	$190,000	$104	59
33 Wolff St	0.60mi	5/2.0 (+1)	1,630 (-5%)	5mo	$175,000	$107	55
460 Glenwood Ave	0.36mi	3/1.5 (-1)	1,524 (-11%)	4mo	$65,000	$43	55
507 Driving Park Ave	0.60mi	3/1.5 (-1)	1,602 (-6%)	3mo	$215,000	$134	52
79 Avenue B	0.74mi	4/2.0	1,922 (+12%)	2mo	$165,000	$86	43
46 Rogers Ave	0.55mi	3/1.0 (-1)	1,458 (-15%)	3mo	$81,000	$56	38
585 Driving Park Ave	0.67mi	3/1.5 (-1)	1,505 (-12%)	5mo	$175,000	$116	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.60×
• Total profit: $18,600
• Equity at exit: $16,386

10-year hold

• IRR: 23.8%
• Equity multiple: 3.05×
• Total profit: $63,012
• Equity at exit: $9,502

Cash invested: $30,772 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$576
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $572

Break-even live

Break-even rent $863

Max offer price $109,900

Occupancy floor 59%

Sensitivity live

Price	-10% $634	-5% $603	+0% $572	+5% $541	+10% $510
Rent	-10% $447	-5% $509	+0% $572	+5% $635	+10% $697
Rate	-1.0pp $627	-0.5pp $600	base $572	+0.5pp $544	+1.0pp $515

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	0.26mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.47mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.57mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.69mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.83mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	0.95mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.95mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.03mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.10mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	1.25mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	1.27mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	1.37mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.41mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	11d	1	1.46mi

Listing history 32 events

1. 2026-06-21
   days on market $109,900 Active 48 DOM
2. 2026-06-18
   days on market $109,900 Active 45 DOM
3. 2026-06-17
   days on market $109,900 Active 44 DOM
4. 2026-06-16
   days on market $109,900 Active 43 DOM
5. 2026-06-15
   price $109,900 Active 42 DOM
6. 2026-06-15
   days on market $114,900 Active 42 DOM
7. 2026-06-13
   days on market $114,900 Active 40 DOM
8. 2026-06-13
   days on market $114,900 Active 39 DOM
9. 2026-06-10
   days on market $114,900 Active 37 DOM
10. 2026-06-09
    days on market $114,900 Active 36 DOM
11. 2026-06-09
    days on market $114,900 Active 35 DOM
12. 2026-06-07
    days on market $114,900 Active 34 DOM
13. 2026-06-05
    days on market $114,900 Active 31 DOM
14. 2026-06-03
    days on market $114,900 Active 30 DOM
15. 2026-06-03
    days on market $114,900 Active 29 DOM
16. 2026-06-01
    days on market $114,900 Active 28 DOM
17. 2026-05-31
    days on market $114,900 Active 27 DOM
18. 2026-05-04
    listed $119,000 Active
19. 2018-12-31
    historical
20. 2018-11-30
    price $44,900
21. 2018-10-22
    status Active
22. 2017-10-02
    status Pending Sale
23. 2017-09-16
    listed $52,500 Active
24. 2016-10-16
    historical
25. 2016-09-16
    listed $39,900 Active
26. 2016-09-15
    historical
27. 2016-07-18
    price $39,900
28. 2016-06-27
    price $39,999
29. 2016-05-16
    listed $40,000 Active
30. 2016-01-20
    historical
31. 2015-10-21
    listed $33,900 Active
32. 2015-06-08
    listed $39,900

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$570/yr (+$48/mo · 79.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $19,046
• − Mortgage interest: −$6,156
• − Property taxes: −$717
• − Insurance: −$550
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$3,197
• Taxable income: $5,379
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $5,573/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+175.4% since first listed

17 events — show timeline

• 2026-06-15 Price Changed $109,900 UNYREIS
• 2026-05-26 Price Changed $114,900 UNYREIS
• 2026-05-04 Listed $119,000 UNYREIS
• 2018-12-31 Listing Removed — UNYREIS
• 2018-11-30 Price Changed $44,900 UNYREIS
• 2018-10-22 Relisted — UNYREIS
• 2017-10-02 Pending — UNYREIS
• 2017-09-16 Listed $52,500 UNYREIS
• 2016-10-16 Listing Removed — UNYREIS
• 2016-09-16 Listed $39,900 UNYREIS
• 2016-09-15 Listing Removed — UNYREIS
• 2016-07-18 Price Changed $39,900 UNYREIS
• 2016-06-27 Price Changed $39,999 UNYREIS
• 2016-05-16 Listed $40,000 UNYREIS
• 2016-01-20 Listing Removed — UNYREIS
• 2015-10-21 Listed $33,900 UNYREIS
• 2015-06-08 Listed $39,900 UNYREIS

Property tax history

-0.4%/yr

Latest (2025): $717 · -3.2% YoY. Source: county tax records.