155 Cottage St · Rochester, NY 14608

$245,000

5 bd · 1.0 ba · 1,579 sqft · SingleFamily public records · 218 Days on market

Built 1920 3,300 sqft lot $155/sqft · 47% above area Est $167k · 47% over ↓ 10% since listing

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Why this score? — see what drove the D 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 +15.4/30.0
• Appreciation +6.8/10.0
• DSCR +4.7/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this Completely renovated 4-bedroom, 2 FULL-bath home located on a quiet neighborhood street in Rochester’s 19th Ward! FANTASTIC LOCATION near The University of Rochester, URMC Strong Memorial Hospital, Golisano Children’s Hospital, Genesee River Walking Bridge, Highland Hospital, and College Town. Step inside to an open and bright living area with a very versatile layout, modern color tones, decorative lighting, and all new floors. A full Bath and Primary Bedroom are conveniently located on the first floor. The kitchen features white cabinetry, marble-look countertops, and new appliances. The Formal Dining area is off of the kitchen and bathed in natural sunlight. The large remodeled bathrooms offer a clean contemporary style with tiled flooring and new fixtures. The convenient side entry provides direct access to the Kitchen and laundry area. Along with 3 bedrooms- Upstairs includes a cozy flex space for studio or office. All with fresh paint, and bright natural light. Move-in ready and easy to show! Ideally situated walking distance to The University of Rochester and URMC Strong Memorial Hospital. Great opportunity for first time homebuyers or investors in the desired 19th Ward! Every detail has been updated — windows, kitchen, baths, flooring and all lighting. High Efficiency Gas Furnace and Hot Water Tank are 7 years old; Metal Roof is 10 years old. Refreshingly Clean basement with glass block vented windows. C of O expires 10/1/31. Delayed Negotiations Thursday 3/26, at 12 noon. Offers due by 9:30 am.

Key facts

• Metal roof
• Soft-close cabinetry
• Brand-new kitchen

Tags

• BRAND-NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• SOFT-CLOSE CABINETRY
• ENERGY-EFFICIENT WINDOWS
• HIGH-EFFICIENCY FURNACE
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (20.2% below list).
• Recommended offer: $195k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+6.6%/yr); 51 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $1,954/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 1300% 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 $11k of equity ($2k loan paydown + $9k appreciation (3.7% 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 (3.7% appreciation + 6.6% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,401 (20.2% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $167,117
• List price: $245,000
• Delta: 46.60%
• 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
1283 Plymouth Ave S	0.20mi	4/2.0 (-1)	1,621 (+3%)	1mo	$200,000	$123	77
422 Seward St	0.32mi	4/1.5 (-1)	1,518 (-4%)	6mo	$147,000	$97	66
181 Cottage St	0.03mi	4/2.0 (-1)	1,405 (-11%)	7mo	$115,000	$82	65
392 Frost Ave	0.69mi	4/1.0 (-1)	1,569 (-1%)	2mo	$75,000	$48	60
53 Congress Ave	0.65mi	4/2.0 (-1)	1,625 (+3%)	2mo	$205,000	$126	54
117 Millbank St	0.64mi	4/2.0 (-1)	1,639 (+4%)	1mo	$173,000	$106	54
246 Columbia Ave	0.53mi	4/2.0 (-1)	1,676 (+6%)	7mo	$140,000	$84	50
85 Kron St	0.70mi	4/1.0 (-1)	1,527 (-3%)	8mo	$165,000	$108	50
790 Genesee St	0.42mi	4/2.0 (-1)	1,389 (-12%)	2mo	$145,000	$104	50
71 Aberdeen St	0.64mi	4/1.5 (-1)	1,740 (+10%)	2mo	$245,000	$141	44
88 Monica St	0.56mi	4/1.0 (-1)	1,342 (-15%)	2mo	$97,500	$73	43
105 Brooks Ave	0.57mi	4/1.5 (-1)	1,378 (-13%)	7mo	$180,000	$131	39

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.76×
• Total profit: $51,914
• Equity at exit: $119,818

10-year hold

• IRR: 15.6%
• Equity multiple: 3.59×
• Total profit: $177,968
• Equity at exit: $192,542

Cash invested: $68,600 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $96

Break-even live

Break-even rent $1,833

Max offer price $245,000

Occupancy floor 90%

Sensitivity live

Price	-10% $234	-5% $165	+0% $96	+5% $26	+10% $-43
Rent	-10% $-59	-5% $18	+0% $96	+5% $173	+10% $250
Rate	-1.0pp $219	-0.5pp $158	base $96	+0.5pp $32	+1.0pp $-32

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.50mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.91mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	0.99mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	1.00mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	3d	1	1.35mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.38mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $245,000 Active 218 DOM
2. 2026-06-17
   days on market $245,000 Active 217 DOM
3. 2026-06-16
   days on market $245,000 Active 216 DOM
4. 2026-06-15
   days on market $245,000 Active 215 DOM
5. 2026-06-13
   days on market $245,000 Active 213 DOM
6. 2026-06-13
   days on market $245,000 Active 212 DOM
7. 2026-06-10
   days on market $245,000 Active 210 DOM
8. 2026-06-09
   days on market $245,000 Active 209 DOM
9. 2026-06-09
   days on market $245,000 Active 208 DOM
10. 2026-06-07
    days on market $245,000 Active 207 DOM
11. 2026-06-05
    days on market $245,000 Active 204 DOM
12. 2026-06-03
    days on market $245,000 Active 203 DOM
13. 2026-06-03
    days on market $245,000 Active 202 DOM
14. 2026-06-01
    days on market $245,000 Active 201 DOM
15. 2026-05-31
    days on market $245,000 Active 200 DOM
16. 2026-05-06
    soldstatus $220,000 Closed 1563-char remark

    Show marketing remark (1563 chars)

    Welcome to this Completely renovated 4-bedroom, 2 FULL-bath home located on a quiet neighborhood street in Rochester’s 19th Ward! FANTASTIC LOCATION near The University of Rochester, URMC Strong Memorial Hospital, Golisano Children’s Hospital, Genesee River Walking Bridge, Highland Hospital, and College Town. Step inside to an open and bright living area with a very versatile layout, modern color tones, decorative lighting, and all new floors. A full Bath and Primary Bedroom are conveniently located on the first floor. The kitchen features white cabinetry, marble-look countertops, and new appliances. The Formal Dining area is off of the kitchen and bathed in natural sunlight. The large remodeled bathrooms offer a clean contemporary style with tiled flooring and new fixtures. The convenient side entry provides direct access to the Kitchen and laundry area. Along with 3 bedrooms- Upstairs includes a cozy flex space for studio or office. All with fresh paint, and bright natural light. Move-in ready and easy to show! Ideally situated walking distance to The University of Rochester and URMC Strong Memorial Hospital. Great opportunity for first time homebuyers or investors in the desired 19th Ward! Every detail has been updated — windows, kitchen, baths, flooring and all lighting. High Efficiency Gas Furnace and Hot Water Tank are 7 years old; Metal Roof is 10 years old. Refreshingly Clean basement with glass block vented windows. C of O expires 10/1/31. Delayed Negotiations Thursday 3/26, at 12 noon. Offers due by 9:30 am.

17. 2026-03-26
    status Pending 1563-char remark

    Show marketing remark (1563 chars)

    Welcome to this Completely renovated 4-bedroom, 2 FULL-bath home located on a quiet neighborhood street in Rochester’s 19th Ward! FANTASTIC LOCATION near The University of Rochester, URMC Strong Memorial Hospital, Golisano Children’s Hospital, Genesee River Walking Bridge, Highland Hospital, and College Town. Step inside to an open and bright living area with a very versatile layout, modern color tones, decorative lighting, and all new floors. A full Bath and Primary Bedroom are conveniently located on the first floor. The kitchen features white cabinetry, marble-look countertops, and new appliances. The Formal Dining area is off of the kitchen and bathed in natural sunlight. The large remodeled bathrooms offer a clean contemporary style with tiled flooring and new fixtures. The convenient side entry provides direct access to the Kitchen and laundry area. Along with 3 bedrooms- Upstairs includes a cozy flex space for studio or office. All with fresh paint, and bright natural light. Move-in ready and easy to show! Ideally situated walking distance to The University of Rochester and URMC Strong Memorial Hospital. Great opportunity for first time homebuyers or investors in the desired 19th Ward! Every detail has been updated — windows, kitchen, baths, flooring and all lighting. High Efficiency Gas Furnace and Hot Water Tank are 7 years old; Metal Roof is 10 years old. Refreshingly Clean basement with glass block vented windows. C of O expires 10/1/31. Delayed Negotiations Thursday 3/26, at 12 noon. Offers due by 9:30 am.

18. 2026-03-18
    listed $199,900 Active 1563-char remark

    Show marketing remark (1563 chars)

    Welcome to this Completely renovated 4-bedroom, 2 FULL-bath home located on a quiet neighborhood street in Rochester’s 19th Ward! FANTASTIC LOCATION near The University of Rochester, URMC Strong Memorial Hospital, Golisano Children’s Hospital, Genesee River Walking Bridge, Highland Hospital, and College Town. Step inside to an open and bright living area with a very versatile layout, modern color tones, decorative lighting, and all new floors. A full Bath and Primary Bedroom are conveniently located on the first floor. The kitchen features white cabinetry, marble-look countertops, and new appliances. The Formal Dining area is off of the kitchen and bathed in natural sunlight. The large remodeled bathrooms offer a clean contemporary style with tiled flooring and new fixtures. The convenient side entry provides direct access to the Kitchen and laundry area. Along with 3 bedrooms- Upstairs includes a cozy flex space for studio or office. All with fresh paint, and bright natural light. Move-in ready and easy to show! Ideally situated walking distance to The University of Rochester and URMC Strong Memorial Hospital. Great opportunity for first time homebuyers or investors in the desired 19th Ward! Every detail has been updated — windows, kitchen, baths, flooring and all lighting. High Efficiency Gas Furnace and Hot Water Tank are 7 years old; Metal Roof is 10 years old. Refreshingly Clean basement with glass block vented windows. C of O expires 10/1/31. Delayed Negotiations Thursday 3/26, at 12 noon. Offers due by 9:30 am.

19. 2025-11-12
    listed $245,000 Active 1733-char remark

    Show marketing remark (1733 chars)

    FOR SALE BY OWNER 155 Cottage St. , Rochester, NY 14620 $245,000 (Negotiable) Schedule Your Private Showing Today! Call or text [phone] serious buyers only. Move fast homes like this don't last long! MOVE-IN READY | FULLY UPDATED | ENERGY EFFICIENT Welcome to this beautifully renovated 5-bedroom, 2 full bath home offering 1,579 sq. ft. of bright, modern living space in one of Rochesters most convenient locations. Step inside to discover: A brand-new kitchen with stainless steel appliances, soft-close cabinetry, and stylish modern finishes. New luxury flooring throughout every room. Fresh neutral paint that makes the home bright and move-in ready. Energy-efficient windows bringing in abundant natural light. A high-efficiency furnace & hot water heater for low utility bills. Durable metal roof for peace of mind and long-lasting protection. Off-street parking and a freshly painted exterior. Certificate of Occupancy all city inspections completed and passed! The home features a spacious family room ideal for entertaining, a large formal dining area, and modern bathrooms with updated tile, vanities, and fixtures that combine comfort and style. Prime Central Location Minutes away from University of Rochester, Strong Memorial Hospital, downtown Rochester, parks, schools, and shopping. Located on a quiet residential street with easy access to major roads and public transportation. Perfect For: Families seeking space and comfort, Professionals working near University of Rochester or Strong Memorial Hospital, Smart investors looking for a ready-to-rent property. Don't wait this home has everything buyers want in todays market! Call or text [phone] to schedule your private tour.

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $2,437 · $203/mo
• Expected delta: +$1,703/yr (+$142/mo · 232.1%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,448
• − Mortgage interest: −$13,724
• − Property taxes: −$734
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$7,127
• Taxable loss: −$3,113
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $1,895/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

-10.2% since first listed

4 events — show timeline

• 2026-05-06 Sold (MLS) $220,000 UNYREIS
• 2026-03-26 Pending — UNYREIS
• 2026-03-18 Listed $199,900 UNYREIS
• 2025-11-12 Listed $245,000 ForSaleByOwner.com

Property tax history

-2.0%/yr

Latest (2025): $734 · +0.0% YoY. Source: county tax records.