77 Reynolds St · Rochester, NY 14608

$189,900

3 bd · 1.5 ba · 1,235 sqft · SingleFamily public records · 155 Days on market

Built 1991 6,098 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 +17.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +5.3/10.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Built in 1991, This move in ready colonial home features three bedrooms, bath and half, living room, dining, and kitchen. The kitchen has a country style with plenty of cabinet space and hardwood floors. Outside you will find an attached garage, a deck for relaxation, and a fully fenced yard. The roof is only nine years old. Delayed negotiations until Weds 8/2 6pm. Please make offers good for 24 hours. Only permits on file with the city will be provided.

Key facts

• New vinyl deck
• Central ac
• New kitchen sink

Tags

• COUNTRY STYLE KITCHEN
• HARDWOOD FLOORS
• NEW VINYL DECK
• FULLY FENCED YARD
• NEW KITCHEN SINK
• CENTRAL AC

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $168k (11.3% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,684/mo this rent would consume 50% 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 $8k of equity ($1k loan paydown + $7k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 155 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $87,685
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 Troup St	0.16mi	4/2.0 (+1)	1,284 (+4%)	5mo	$190,000	$148	75
329 Frost Ave	0.39mi	3/1.0	1,288 (+4%)	8mo	$59,000	$46	66
455 Frost Ave	0.46mi	3/1.5	1,352 (+10%)	1mo	$77,000	$57	62
144 York St	0.59mi	3/1.0	1,240 (+0%)	10mo	$75,000	$60	61
68 Cady St	0.24mi	3/1.0	1,078 (-13%)	8mo	$95,000	$88	59
39 Taylor St	0.55mi	2/2.0 (-1)	1,291 (+4%)	6mo	$65,500	$51	55
149 Champlain St	0.34mi	2/1.0 (-1)	1,100 (-11%)	5mo	$78,000	$71	55
17 Orchard St	0.61mi	2/1.0 (-1)	1,160 (-6%)	2mo	$40,000	$34	53
29 Dengler St	0.44mi	3/1.0	1,078 (-13%)	4mo	$95,000	$88	52
58 Grape St	0.66mi	3/2.0	1,297 (+5%)	8mo	$99,900	$77	52
164 S Fitzhugh St	0.70mi	2/1.0 (-1)	1,224 (-1%)	9mo	$225,000	$184	51
213 Flint St	0.66mi	4/2.0 (+1)	1,320 (+7%)	10mo	$77,900	$59	42

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: 13.8%
• Equity multiple: 1.84×
• Total profit: $44,454
• Equity at exit: $92,872

10-year hold

• IRR: 16.8%
• Equity multiple: 3.81×
• Total profit: $149,183
• Equity at exit: $149,240

Cash invested: $53,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$996
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $129

Break-even live

Break-even rent $1,520

Max offer price $189,900

Occupancy floor 87%

Sensitivity live

Price	-10% $237	-5% $183	+0% $129	+5% $76	+10% $22
Rent	-10% $-4	-5% $63	+0% $129	+5% $196	+10% $263
Rate	-1.0pp $225	-0.5pp $178	base $129	+0.5pp $80	+1.0pp $30

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.04mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.10mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.20mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.28mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.47mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	44d	1	0.60mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.62mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	0.63mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	0.63mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	15d	1	0.74mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	0.75mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	0.79mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.82mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	0.82mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	0.84mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	0.85mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.86mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.88mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.94mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	0.97mi
71 Sanford St Unit 1546304P Rochester, NY	2.0	1.0	839	$4,032	$4.81	15d	1	0.98mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	0.99mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	1.00mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	3d	11	1.01mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.02mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.10mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.10mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.10mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.13mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	1.15mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	1.15mi
90 Manor Pkwy Rochester, NY	2.0	1.0	600	$1,485	$2.48	11d	3	1.18mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.19mi
495 S Clinton Ave Rochester, NY	2.0	1.0	1000	$1,400	$1.40	15d	1	1.21mi
123 Griffith St Unit 6 Rochester, NY	2.0	1.0	1000	$950	$0.95	21d	1	1.22mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.25mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.30mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.31mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	1.32mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	3d	1	1.34mi

Listing history 8 events

1. 2025-11-04
   status Pending
2. 2025-10-01
   price $189,900
3. 2025-06-14
   price $199,900
4. 2025-06-02
   listed $219,900 Active
5. 2023-09-27
   soldstatus $172,000
6. 2023-09-26
   soldstatus $172,000 Closed Sale or Rented 458-char remark

   Show marketing remark (458 chars)

   Built in 1991, This move in ready colonial home features three bedrooms, bath and half, living room, dining, and kitchen. The kitchen has a country style with plenty of cabinet space and hardwood floors. Outside you will find an attached garage, a deck for relaxation, and a fully fenced yard. The roof is only nine years old. Delayed negotiations until Weds 8/2 6pm. Please make offers good for 24 hours. Only permits on file with the city will be provided.

7. 2023-08-05
   status Pending Sale 458-char remark

   Show marketing remark (458 chars)

   Built in 1991, This move in ready colonial home features three bedrooms, bath and half, living room, dining, and kitchen. The kitchen has a country style with plenty of cabinet space and hardwood floors. Outside you will find an attached garage, a deck for relaxation, and a fully fenced yard. The roof is only nine years old. Delayed negotiations until Weds 8/2 6pm. Please make offers good for 24 hours. Only permits on file with the city will be provided.

8. 2023-07-29
   listed $129,900 Active 458-char remark

   Show marketing remark (458 chars)

   Built in 1991, This move in ready colonial home features three bedrooms, bath and half, living room, dining, and kitchen. The kitchen has a country style with plenty of cabinet space and hardwood floors. Outside you will find an attached garage, a deck for relaxation, and a fully fenced yard. The roof is only nine years old. Delayed negotiations until Weds 8/2 6pm. Please make offers good for 24 hours. Only permits on file with the city will be provided.

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$848/yr (+$71/mo · 56.1%)

ⓘ 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: $20,211
• − Mortgage interest: −$10,637
• − Property taxes: −$1,513
• − Insurance: −$950
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$5,524
• Taxable loss: −$1,647
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $1,949/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

+46.2% since first listed

8 events — show timeline

• 2025-11-04 Pending — UNYREIS
• 2025-10-01 Price Changed $189,900 UNYREIS
• 2025-06-14 Price Changed $199,900 UNYREIS
• 2025-06-02 Listed $219,900 UNYREIS
• 2023-09-27 Sold (Public Records) $172,000 Public Records
• 2023-09-26 Sold (MLS) $172,000 UNYREIS
• 2023-08-05 Pending — UNYREIS
• 2023-07-29 Listed $129,900 UNYREIS

Property tax history

+6.9%/yr

Latest (2025): $1,513 · +0.0% YoY. Source: county tax records.