58 Barker St · Rochester, NY 14611

$124,900

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 10 Days on market

Built 1915 4,000 sqft lot $102/sqft · 16% below area Est $148k · 16% 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 +30.0/30.0
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

This inviting 3-bedroom colonial features a full bath and an additional toilet in the basement. Upstairs, you'll find all three bedrooms, while the large living room and dining room connect seamlessly to the kitchen. Major updates from 2019 include a new roof for the house and garage, plus a new furnace, hot water tank, and electrical panel, funded by a city grant. Enjoy a spacious sunroom, a sliding glass door from the dining room to the back deck, and a large 2-car detached garage. Delayed negations 5-12-26 11am.

Key facts

• New furnace
• New hot water tank
• Additional toilet

Tags

• FULL BATH
• ADDITIONAL TOILET
• NEW ROOF
• NEW FURNACE
• NEW HOT WATER TANK
• NEW ELECTRICAL PANEL

Property features AI

Exterior

• Parking: Detached garage with automatic door opener; 2 garage spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2 stories; Resale property; Rectangular lot; City street frontage
• Construction: Block foundation; Block, concrete and vinyl siding construction; Asphalt architectural shingle roof
• Exterior features: Blacktop driveway; Deck

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 6 rooms (includes living areas and sunroom)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Dining area; Eat-in kitchen; Separate/formal living room; Combined living/dining room; Sunroom/Florida room; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.4% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,634/mo this rent would consume 62% 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $61k; list at $125k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1915 — 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: 1.31% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $148,043
• List price: $124,900
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Dakota St	0.19mi	2/1.0 (-1)	1,200 (-2%)	3mo	$120,000	$100	80
7 Maltby St	0.27mi	3/1.0	1,200 (-2%)	5mo	$155,000	$129	80
1482 Jay St	0.30mi	3/1.5	1,242 (+1%)	5mo	$169,900	$137	78
6 Marlow St	0.41mi	3/1.0	1,244 (+2%)	5mo	$60,000	$48	74
91 Independence St	0.44mi	3/2.0	1,230 (+0%)	3mo	$125,000	$102	72
19 Garland Ave	0.23mi	3/1.5	1,104 (-10%)	3mo	$125,000	$113	69
307 Hague St	0.48mi	3/1.0	1,356 (+11%)	1mo	$70,000	$52	59
41 Klueh St	0.58mi	2/1.0 (-1)	1,167 (-5%)	4mo	$80,000	$69	56
385 Hague St	0.44mi	4/1.0 (+1)	1,365 (+11%)	1mo	$120,000	$88	54
823 Jay St	0.66mi	3/2.0	1,292 (+6%)	3mo	$143,000	$111	54
64 Lisbon St	0.55mi	3/1.5	1,392 (+14%)	5mo	$115,000	$83	46
28 Cedar St	0.67mi	3/1.5	1,395 (+14%)	2mo	$90,000	$65	42

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: 13.4%
• Equity multiple: 1.56×
• Total profit: $19,412
• Equity at exit: $19,005

10-year hold

• IRR: 24.4%
• Equity multiple: 3.45×
• Total profit: $85,512
• Equity at exit: $11,456

Cash invested: $34,972 (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 14611

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

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$655
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $528

Break-even live

Break-even rent $966

Max offer price $124,900

Occupancy floor 63%

Sensitivity live

Price	-10% $598	-5% $563	+0% $528	+5% $492	+10% $457
Rent	-10% $399	-5% $463	+0% $528	+5% $592	+10% $657
Rate	-1.0pp $591	-0.5pp $559	base $528	+0.5pp $495	+1.0pp $462

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	12d	1	0.19mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	4d	1	0.22mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	45d	6	0.39mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	45d	1	0.52mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	45d	1	0.53mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	45d	1	0.83mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	21d	1	0.83mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	45d	1	0.90mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	21d	1	0.94mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	45d	1	0.96mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	23d	1	1.02mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	16d	1	1.03mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	12d	1	1.03mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	5d	1	1.21mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	1.23mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	45d	1	1.31mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	25d	1	1.47mi

Listing history 5 events

1. 2026-05-15
   status Pending 520-char remark
2. 2026-04-28
   listed $124,900 Active 520-char remark
3. 2016-12-07
   historical
4. 2015-05-26
   listed $57,400 Active
5. 1994-06-23
   soldstatus $61,000

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$720/yr (+$60/mo · 107.5%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,602
• − Mortgage interest: −$6,996
• − Property taxes: −$670
• − Insurance: −$624
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,633
• Taxable income: $4,541
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $5,241/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

+104.8% since first listed

5 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-04-28 Listed $124,900 UNYREIS
• 2016-12-07 Listing Removed — UNYREIS
• 2015-05-26 Listed $57,400 UNYREIS
• 1994-06-23 Sold (Public Records) $61,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $670 · -5.0% YoY. Source: county tax records.