24 Lois St · Rochester, NY 14606

$80,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 9 Days on market

Built 1900 4,440 sqft lot Est $114k · 30% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Another Rockin' Rochester Property! Charming 2-bedroom, 1-bath home featuring beautiful original woodwork and plenty of character throughout! This well-maintained property is ready for you to make it your own and offers newer mechanicals for added peace of mind. Perfect for an owner-occupant or anyone looking for a cozy place to call home. Enjoy relaxing mornings on the enclosed front porch, plus a large partially fenced backyard ideal for entertaining, pets, or gardening. Complete with a one-car garage and convenient layout, this home is ready for its next chapter!

Key facts

• Original woodwork
• Newer mechanicals
• Enclosed front porch

Tags

• ORIGINAL WOODWORK
• ENCLOSED FRONT PORCH
• PARTIALLY FENCED BACKYARD
• NEWER MECHANICALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 15.0% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1900 — 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: 1.73% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.99%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $113,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Wolff St	0.12mi	2/1.0	1,041 (-6%)	4mo	$67,000	$64	82
288 Orchard St	0.64mi	2/1.0	1,110 (+0%)	2mo	$63,000	$57	67
61 Myrtle St	0.19mi	3/1.0 (+1)	1,225 (+11%)	2mo	$110,000	$90	66
1008 Glide St	0.59mi	3/1.5 (+1)	1,106 (+0%)	1mo	$200,000	$181	65
25 Emerson Park	0.34mi	2/1.5	996 (-10%)	4mo	$98,000	$98	62
507 Ames St	0.38mi	3/1.0 (+1)	1,020 (-8%)	3mo	$146,000	$143	62
27 Rugraff St	0.41mi	3/1.0 (+1)	1,200 (+9%)	3mo	$123,000	$103	59
122 Dakota St	0.54mi	2/1.0	1,200 (+9%)	3mo	$120,000	$100	58
78 Northampton St	0.67mi	2/1.5	1,200 (+9%)	0mo	$209,000	$174	52
12 Oriole St	0.73mi	3/1.0 (+1)	1,040 (-6%)	3mo	$115,000	$111	49
225 Wetmore Park	0.62mi	3/2.0 (+1)	1,019 (-8%)	3mo	$165,000	$162	47
111 Parkway	0.64mi	3/1.0 (+1)	1,242 (+12%)	4mo	$87,500	$70	41

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: 29.3%
• Equity multiple: 2.28×
• Total profit: $28,586
• Equity at exit: $11,928

10-year hold

• IRR: 38.4%
• Equity multiple: 5.15×
• Total profit: $92,995
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$420
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $578

Break-even live

Break-even rent $650

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.26mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.29mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.35mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.52mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.61mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.67mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	43d	1	0.68mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	43d	1	0.72mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.74mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	43d	1	0.77mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.78mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	0.91mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	0.92mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	0.93mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	3d	1	0.95mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	43d	6	0.97mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.03mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	1.09mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.20mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.31mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.39mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	43d	1	1.39mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.41mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.44mi
224 Mill St Unit 4B Rochester, NY	1.0	1.0	923	$1,700	$1.84	14d	1	1.47mi
224 Mill St Unit 3A Rochester, NY	1.0	1.0	1277	$2,025	$1.59	43d	1	1.47mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	1.49mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	1.50mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $80,000 Pending 9 DOM
2. 2026-06-05
   days on market $80,000 Active 7 DOM
3. 2026-06-03
   days on market $80,000 Active 6 DOM
4. 2026-06-03
   days on market $80,000 Active 5 DOM
5. 2026-06-01
   days on market $80,000 Active 4 DOM
6. 2026-05-31
   days on market $80,000 Active 3 DOM
7. 2026-02-12
   status Pending
8. 2025-10-15
   listed $70,000 Active
9. 2021-11-12
   soldstatus $20,000
10. 2018-10-01
    historical
11. 2018-05-11
    price $37,000
12. 2018-01-05
    listed $40,000 Active
13. 2017-06-30
    historical
14. 2017-03-31
    listed $39,900 Active
15. 2000-07-10
    soldstatus $26,500

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$314/yr (+$26/mo · 43.5%)

ⓘ 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: $16,581
• − Mortgage interest: −$4,481
• − Property taxes: −$723
• − Insurance: −$400
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$2,327
• Taxable income: $5,997
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,502/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

+164.2% since first listed

9 events — show timeline

• 2026-02-12 Pending — UNYREIS
• 2025-10-15 Listed $70,000 UNYREIS
• 2021-11-12 Sold (Public Records) $20,000 Public Records
• 2018-10-01 Listing Removed — UNYREIS
• 2018-05-11 Price Changed $37,000 UNYREIS
• 2018-01-05 Listed $40,000 UNYREIS
• 2017-06-30 Listing Removed — UNYREIS
• 2017-03-31 Listed $39,900 UNYREIS
• 2000-07-10 Sold (Public Records) $26,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $723 · +0.0% YoY. Source: county tax records.