258 Albemarle St · Rochester, NY 14613

$94,900

4 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 44 Days on market

Built 1923 4,290 sqft lot $61/sqft · 50% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Another rockin' Rochester home. This 4 bdrm, 1 bath home has some old charm- natural trim, beamed ceiling in dining room, pantry, large rooms. Nice open front porch. Currently tenant occupied by tenant who pays $895/month. Certificate of Occupancy good until 10/1/2019

Key facts

• 4,290 sq ft lot
• Built 1923
• Listed 44 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Combined living/dining area
• Laundry & utility: Laundry in basement; Gas water heater

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$191,158) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: 71 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $656 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $42k; list at $95k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.70% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (median comp): $191,158
• List price: $94,900
• Delta: -50.36%
• 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
232 Alameda St	0.07mi	3/1.5 (-1)	1,542 (-2%)	3mo	$160,000	$104	85
551 Magee Ave	0.40mi	4/1.5	1,572 (+0%)	3mo	$166,500	$106	76
174 Alameda St	0.13mi	3/1.5 (-1)	1,658 (+6%)	3mo	$175,000	$106	74
200 Albemarle St	0.09mi	5/2.0 (+1)	1,672 (+7%)	2mo	$195,000	$117	74
505 Augustine St	0.39mi	4/1.0	1,678 (+7%)	3mo	$160,000	$95	67
541 Birr St	0.48mi	3/1.5 (-1)	1,514 (-3%)	1mo	$142,000	$94	64
297 Knickerbocker Ave	0.58mi	4/1.5	1,618 (+3%)	1mo	$202,500	$125	64
416 Augustine St	0.26mi	4/2.0	1,764 (+13%)	1mo	$202,000	$115	62
507 Driving Park Ave	0.60mi	3/1.5 (-1)	1,602 (+2%)	3mo	$215,000	$134	59
539 Lakeview Park	0.61mi	4/1.0	1,398 (-11%)	2mo	$150,000	$107	52
621 Clay Ave	0.53mi	3/1.5 (-1)	1,334 (-15%)	0mo	$200,000	$150	43
22 Starling St	0.74mi	4/1.5	1,344 (-14%)	2mo	$100,000	$74	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.96×
• Total profit: $25,616
• Equity at exit: $14,150

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $75,121
• Equity at exit: $8,205

Cash invested: $26,572 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$498
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $643

Break-even live

Break-even rent $802

Max offer price $94,900

Occupancy floor 55%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	0.28mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.44mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.46mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.47mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.48mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.54mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.80mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.86mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.33mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   status $94,900 Pending 44 DOM
2. 2026-06-18
   days on market $94,900 Active 44 DOM
3. 2026-06-17
   days on market $94,900 Active 43 DOM
4. 2026-06-16
   days on market $94,900 Active 42 DOM
5. 2026-06-15
   days on market $94,900 Active 41 DOM
6. 2026-06-13
   days on market $94,900 Active 39 DOM
7. 2026-06-13
   days on market $94,900 Active 38 DOM
8. 2026-06-10
   days on market $94,900 Active 36 DOM
9. 2026-06-09
   days on market $94,900 Active 35 DOM
10. 2026-06-09
    days on market $94,900 Active 34 DOM
11. 2026-06-07
    days on market $94,900 Active 33 DOM
12. 2026-06-05
    days on market $94,900 Active 30 DOM
13. 2026-06-03
    days on market $94,900 Active 29 DOM
14. 2026-06-03
    days on market $94,900 Active 28 DOM
15. 2026-06-01
    days on market $94,900 Active 27 DOM
16. 2026-05-31
    days on market $94,900 Active 26 DOM
17. 2026-05-05
    listed $94,900 Active 390-char remark
18. 2018-11-26
    soldstatus $42,500 Closed Sale or Rented 268-char remark

    Show marketing remark (268 chars)

    Another rockin' Rochester home. This 4 bdrm, 1 bath home has some old charm- natural trim, beamed ceiling in dining room, pantry, large rooms. Nice open front porch. Currently tenant occupied by tenant who pays $895/month. Certificate of Occupancy good until 10/1/2019

19. 2018-10-09
    status Pending Sale 268-char remark

    Show marketing remark (268 chars)

    Another rockin' Rochester home. This 4 bdrm, 1 bath home has some old charm- natural trim, beamed ceiling in dining room, pantry, large rooms. Nice open front porch. Currently tenant occupied by tenant who pays $895/month. Certificate of Occupancy good until 10/1/2019

20. 2018-10-02
    listed $49,900 Active 268-char remark

    Show marketing remark (268 chars)

    Another rockin' Rochester home. This 4 bdrm, 1 bath home has some old charm- natural trim, beamed ceiling in dining room, pantry, large rooms. Nice open front porch. Currently tenant occupied by tenant who pays $895/month. Certificate of Occupancy good until 10/1/2019

21. 2011-06-16
    soldstatus $275,000
22. 2010-12-22
    soldstatus $295,000

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$225/yr (+$19/mo · 19.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $19,394
• − Mortgage interest: −$5,316
• − Property taxes: −$1,153
• − Insurance: −$474
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$2,761
• Taxable income: $6,587
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $6,141/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

-67.8% since first listed

7 events — show timeline

• 2026-06-18 Pending — UNYREIS
• 2026-05-05 Listed $94,900 UNYREIS
• 2018-11-26 Sold (MLS) $42,500 UNYREIS
• 2018-10-09 Pending — UNYREIS
• 2018-10-02 Listed $49,900 UNYREIS
• 2011-06-16 Sold (Public Records) $275,000 Public Records
• 2010-12-22 Sold (Public Records) $295,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,153 · -0.9% YoY. Source: county tax records.