143 Santee St · Rochester, NY 14606

$125,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 9 Days on market

Built 1924 2,178 sqft lot Est $112k · 11% over

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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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cape-cod which has just been revitalized! Enter through the enclosed porch which is perfect for relaxing. New flooring throughout, new carpet, new kitchen and bath. This one screams welcome home! Two bedrooms up, one room down which could easily be turned into a bedroom, playroom. or office.

Key facts

• Roof
• New refrigerator
• Furnace

Tags

• COMPLETED HOME ENERGY AUDIT
• INSULATED
• NEW REFRIGERATOR
• ROOF
• FURNACE
• HOT WATER

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Blown-in insulation; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Oven; Range hood; Exhaust fan; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast area; Home office; Kitchen/family room combo; Solid surface counters
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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 (+6.3%/yr); 124 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 (-3.0% appreciation + 6.3% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $95k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1924 — 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. 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?
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: 1.01% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $112,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Curtis St	0.09mi	2/1.0	966 (+1%)	6mo	$160,000	$166	90
25 Emerson Park	0.12mi	2/1.5	996 (+4%)	4mo	$98,000	$98	83
52 Dix St	0.20mi	3/1.0 (+1)	918 (-4%)	5mo	$65,000	$71	74
148 Canton St	0.51mi	2/1.0	936 (-2%)	3mo	$145,000	$155	69
86 Villa St	0.11mi	3/1.0 (+1)	1,050 (+9%)	7mo	$123,000	$117	68
20 Wolff St	0.32mi	2/1.0	1,041 (+8%)	4mo	$67,000	$64	67
381 Mcnaughton St	0.44mi	2/1.0	900 (-6%)	3mo	$145,000	$161	67
306 Curlew St	0.47mi	3/1.5 (+1)	974 (+2%)	4mo	$160,000	$164	65
12 Oriole St	0.30mi	3/1.0 (+1)	1,040 (+8%)	3mo	$115,000	$111	65
60 Starling St	0.42mi	2/1.0	1,034 (+8%)	5mo	$135,000	$131	64
95 Angle St	0.49mi	2/1.0	1,028 (+7%)	8mo	$76,000	$74	59
175 Curlew St	0.34mi	3/1.0 (+1)	1,056 (+10%)	5mo	$120,000	$114	58

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,413
• Equity at exit: $18,638

10-year hold

• IRR: 10.9%
• Equity multiple: 1.97×
• Total profit: $34,093
• Equity at exit: $10,808

Cash invested: $35,000 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$656
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $213

Break-even live

Break-even rent $988

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $284	-5% $249	+0% $213	+5% $178	+10% $143
Rent	-10% $114	-5% $164	+0% $213	+5% $263	+10% $313
Rate	-1.0pp $276	-0.5pp $245	base $213	+0.5pp $181	+1.0pp $148

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	0.18mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	4d	1	0.55mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	0.62mi
2 Archer St Unit UP Rochester, NY	1.0	1.0	600	$895	$1.49	44d	1	0.64mi
265 Driving Park Ave Unit 25 Rochester, NY	1.0	1.0	605	$1,150	$1.90	44d	1	0.67mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	44d	1	0.67mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	0.67mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	0.69mi
86 Parkway Rochester, NY	3.0	1.0	602	$1,600	$2.66	4d	1	0.69mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	24d	1	0.71mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	0.74mi
60 Lime St Unit Upper Rochester, NY	1.0	1.0	650	$800	$1.23	3d	1	0.77mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	0.95mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	0.99mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	44d	1	1.10mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.14mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.19mi
144 Avenue C Rochester, NY	2.0	1.0	613	$1,050	$1.71	22d	1	1.23mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	1.25mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.28mi
391-393 Flower City Park Unit Down Rochester, NY	1.0	1.0	800	$950	$1.19	24d	1	1.45mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.46mi

Listing history 17 events

1. 2026-05-17
   listed $125,000 Active
2. 2022-08-15
   soldstatus $95,000
3. 2022-08-12
   soldstatus $95,000 Closed Sale or Rented 310-char remark

   Show marketing remark (310 chars)

   Welcome to this cape-cod which has just been revitalized! Enter through the enclosed porch which is perfect for relaxing. New flooring throughout, new carpet, new kitchen and bath. This one screams welcome home! Two bedrooms up, one room down which could easily be turned into a bedroom, playroom. or office.

4. 2022-07-11
   status Pending Sale 310-char remark

   Show marketing remark (310 chars)

   Welcome to this cape-cod which has just been revitalized! Enter through the enclosed porch which is perfect for relaxing. New flooring throughout, new carpet, new kitchen and bath. This one screams welcome home! Two bedrooms up, one room down which could easily be turned into a bedroom, playroom. or office.

5. 2022-06-23
   historical Continue to Show- Under Contract 310-char remark

   Show marketing remark (310 chars)

   Welcome to this cape-cod which has just been revitalized! Enter through the enclosed porch which is perfect for relaxing. New flooring throughout, new carpet, new kitchen and bath. This one screams welcome home! Two bedrooms up, one room down which could easily be turned into a bedroom, playroom. or office.

6. 2022-06-08
   listed $89,900 Active 310-char remark

   Show marketing remark (310 chars)

   Welcome to this cape-cod which has just been revitalized! Enter through the enclosed porch which is perfect for relaxing. New flooring throughout, new carpet, new kitchen and bath. This one screams welcome home! Two bedrooms up, one room down which could easily be turned into a bedroom, playroom. or office.

7. 2018-05-15
   soldstatus $26,000
8. 2018-01-09
   status Active 185-char remark

   Show marketing remark (185 chars)

   Spacious Single home, off street parking with a detached garage. Circuit breakers, newer forced air furnace, copper water main and more. Can cater to the investor or the owner occupier.

9. 2017-10-23
   soldstatus $15,000 Closed Sale or Rented 185-char remark

   Show marketing remark (185 chars)

   Spacious Single home, off street parking with a detached garage. Circuit breakers, newer forced air furnace, copper water main and more. Can cater to the investor or the owner occupier.

10. 2017-10-20
    soldstatus $15,000 Closed Sale or Rented
11. 2017-08-23
    status Under Contract- Do Not Show
12. 2017-08-17
    price $20,000
13. 2017-07-03
    listed $25,000 Active
14. 2017-06-14
    historical 185-char remark

    Show marketing remark (185 chars)

    Spacious Single home, off street parking with a detached garage. Circuit breakers, newer forced air furnace, copper water main and more. Can cater to the investor or the owner occupier.

15. 2016-12-14
    listed $29,900 Active 185-char remark

    Show marketing remark (185 chars)

    Spacious Single home, off street parking with a detached garage. Circuit breakers, newer forced air furnace, copper water main and more. Can cater to the investor or the owner occupier.

16. 2016-10-03
    historical
17. 2016-08-04
    listed $41,000 Active

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$617/yr (+$51/mo · 70.1%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,101
• − Mortgage interest: −$7,002
• − Property taxes: −$879
• − Insurance: −$625
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,636
• Taxable income: $543
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,429/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+204.9% since first listed

17 events — show timeline

• 2026-05-17 Listed $125,000 UNYREIS
• 2022-08-15 Sold (Public Records) $95,000 Public Records
• 2022-08-12 Sold (MLS) $95,000 UNYREIS
• 2022-07-11 Pending — UNYREIS
• 2022-06-23 Contingent — UNYREIS
• 2022-06-08 Listed $89,900 UNYREIS
• 2018-05-15 Sold (Public Records) $26,000 Public Records
• 2018-01-09 Relisted — WNYREIS
• 2017-10-23 Sold (MLS) $15,000 WNYREIS
• 2017-10-20 Sold (MLS) $15,000 WNYREIS
• 2017-08-23 Pending — WNYREIS
• 2017-08-17 Price Changed $20,000 WNYREIS
• 2017-07-03 Listed $25,000 WNYREIS
• 2017-06-14 Listing Removed — WNYREIS
• 2016-12-14 Listed $29,900 WNYREIS
• 2016-10-03 Listing Removed — UNYREIS
• 2016-08-04 Listed $41,000 UNYREIS

Property tax history

+6.7%/yr

Latest (2025): $879 · +0.0% YoY. Source: county tax records.