682 Frost Ave · Rochester, NY 14611

$134,900

4 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 9 Days on market

Built 1920 8,276 sqft lot Est $169k · 20% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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 MLS

MOVE IN BY SPRING AND ENJOY SITTING ON THE FRONT PORCH CHATTING WITH YOUR NEIGHBORS. NEW ROOF, FURNACE, HARDWOODS, MODERN KITCHEN, UPDATED BATH, 4 BEDROOMS. ACROSS FROM CHILDREN'S PARK. FOR QUALIFIED BUYERS ONLY. NOTE: HOUSE TO THE EAST IS ON THE CITY LIST TO BE TORN DOWN.

Key facts

• New tile flooring
• New paint
• Formal living room

Tags

• NEW PAINT
• NEW TILE FLOORING
• FORMAL LIVING ROOM
• SEPARATE DINING AREA
• EAT-IN KITCHEN
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 78 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,688/mo this rent would consume 65% 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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.
• Current owner paid $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $134,900

Questions for the listing agent

1. Built in 1920 — 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: 1.25% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $169,418
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 Frost Ave	0.33mi	3/1.5 (-1)	1,352 (+1%)	1mo	$77,000	$57	75
18 Melrose St	0.38mi	4/1.5	1,286 (-4%)	2mo	$180,000	$140	73
88 Monica St	0.70mi	4/1.0	1,342 (+1%)	2mo	$97,500	$73	65
797 Seward St	0.73mi	3/1.5 (-1)	1,336 (+0%)	1mo	$170,000	$127	58
790 Genesee St	0.67mi	4/2.0	1,389 (+4%)	2mo	$145,000	$104	56
92 Sawyer St	0.63mi	3/1.5 (-1)	1,388 (+4%)	2mo	$166,000	$120	55
84 Stratford Park	0.69mi	3/1.0 (-1)	1,275 (-4%)	1mo	$83,000	$65	55
149 Salina St	0.73mi	3/1.5 (-1)	1,391 (+4%)	2mo	$100,000	$72	50
44 Bradburn St	0.69mi	3/1.0 (-1)	1,420 (+6%)	6mo	$215,000	$151	47
431 Post Ave	0.70mi	3/1.5 (-1)	1,227 (-8%)	1mo	$195,000	$159	46
353 Sawyer St	0.68mi	3/2.0 (-1)	1,477 (+11%)	3mo	$220,000	$149	39
84 Ellicott St	0.75mi	3/3.5 (-1)	1,504 (+13%)	1mo	$223,000	$148	28

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: 8.8%
• Equity multiple: 1.36×
• Total profit: $13,655
• Equity at exit: $20,527

10-year hold

• IRR: 20.5%
• Equity multiple: 3.01×
• Total profit: $75,822
• Equity at exit: $12,374

Cash invested: $37,772 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$707
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $459

Break-even live

Break-even rent $1,107

Max offer price $134,900

Occupancy floor 68%

Sensitivity live

Price	-10% $535	-5% $497	+0% $459	+5% $421	+10% $382
Rent	-10% $325	-5% $392	+0% $459	+5% $525	+10% $592
Rate	-1.0pp $527	-0.5pp $493	base $459	+0.5pp $424	+1.0pp $388

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	0.20mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	16d	1	0.35mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	45d	1	0.40mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	45d	1	0.49mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	16d	1	0.53mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	45d	1	0.56mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	16d	1	0.57mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	23d	1	0.60mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	16d	1	0.64mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	16d	1	0.68mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	45d	1	0.72mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	5d	1	0.74mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	45d	1	0.76mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	4d	1	0.76mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	0.85mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	12d	1	1.00mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	4d	1	1.00mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	23d	1	1.02mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	1.04mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	1.05mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	12d	1	1.06mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	4d	1	1.13mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	4d	1	1.33mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	25d	1	1.44mi

Listing history 5 events

1. 2026-04-23
   status Pending
2. 2026-04-14
   listed $134,900 Active
3. 2010-07-16
   soldstatus $55,000 273-char remark

   Show marketing remark (273 chars)

   MOVE IN BY SPRING AND ENJOY SITTING ON THE FRONT PORCH CHATTING WITH YOUR NEIGHBORS. NEW ROOF, FURNACE, HARDWOODS, MODERN KITCHEN, UPDATED BATH, 4 BEDROOMS. ACROSS FROM CHILDREN'S PARK. FOR QUALIFIED BUYERS ONLY. NOTE: HOUSE TO THE EAST IS ON THE CITY LIST TO BE TORN DOWN.

4. 2010-02-03
   listed $55,000 273-char remark

   Show marketing remark (273 chars)

   MOVE IN BY SPRING AND ENJOY SITTING ON THE FRONT PORCH CHATTING WITH YOUR NEIGHBORS. NEW ROOF, FURNACE, HARDWOODS, MODERN KITCHEN, UPDATED BATH, 4 BEDROOMS. ACROSS FROM CHILDREN'S PARK. FOR QUALIFIED BUYERS ONLY. NOTE: HOUSE TO THE EAST IS ON THE CITY LIST TO BE TORN DOWN.

5. 2008-03-17
   soldstatus $23,592

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$476/yr (+$40/mo · 35.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,250
• − Mortgage interest: −$7,556
• − Property taxes: −$1,328
• − Insurance: −$674
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,924
• Taxable income: $3,526
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $4,659/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

+471.8% since first listed

5 events — show timeline

• 2026-04-23 Pending — UNYREIS
• 2026-04-14 Listed $134,900 UNYREIS
• 2010-07-16 Sold (MLS) $55,000 UNYREIS
• 2010-02-03 Listed $55,000 UNYREIS
• 2008-03-17 Sold (Public Records) $23,592 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,328 · +0.0% YoY. Source: county tax records.