120 Cottage St · Rochester, NY 14608

$119,990

4 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 16 Days on market

Built 1890 2,613 sqft lot $97/sqft · at area comps Est $122k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome home! This thoughtfully updated gem feels like a brand-new home from the moment you walk in. Featuring new flooring, fresh carpet, fresh paint and a beautifully renovated upstairs bathroom, every space has been refreshed with comfort and style in mind. Perfect for first-time home buyers or savvy investors, this move-in ready home means no extra projects or weekend repair lists — just unpack and enjoy. The convenient first-floor laundry and half bath make everyday living easy, while basement laundry hookups offer flexibility if you'd prefer to convert the laundry area into a potential fourth bedroom or bonus space. Step outside to enjoy the private backyard, perfect for relaxin

Key facts

• Fresh paint
• Private backyard
• New flooring

Tags

• NEW FLOORING
• FRESH CARPET
• FRESH PAINT
• RENOVATED UPSTAIRS BATHROOM
• FIRST-FLOOR LAUNDRY
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity connected; High-speed internet available; Sewer connected; Public water connected
• Home design: Two stories; Existing construction
• Construction: Composite siding; PEX plumbing; Stone foundation; Asphalt roof
• Exterior features: Fully fenced yard; Covered and open porch; Patio/porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Linoleum; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Convertible bedroom; See remarks
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: Rents rising fast (+6.6%/yr); 51 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,853/mo this rent would consume 55% 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 $5k of equity ($830 loan paydown + $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,190 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 1.54% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.31%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $122,141
• List price: $119,990
• Delta: -1.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Cottage St	0.04mi	3/1.0 (-1)	1,303 (+6%)	1mo	$145,000	$111	81
1074 Exchange St	0.17mi	3/1.0 (-1)	1,170 (-5%)	1mo	$120,000	$103	75
84 Stratford Park	0.35mi	3/1.0 (-1)	1,275 (+4%)	1mo	$83,000	$65	70
18 Melrose St	0.58mi	4/1.5	1,286 (+4%)	2mo	$180,000	$140	64
797 Seward St	0.36mi	3/1.5 (-1)	1,336 (+8%)	1mo	$170,000	$127	64
116 W High Ter	0.65mi	3/1.0 (-1)	1,256 (+2%)	6mo	$74,500	$59	54
790 Genesee St	0.46mi	4/2.0	1,389 (+13%)	2mo	$145,000	$104	54
88 Monica St	0.60mi	4/1.0	1,342 (+9%)	2mo	$97,500	$73	54
92 Sawyer St	0.43mi	3/1.5 (-1)	1,388 (+13%)	2mo	$166,000	$120	52
98 Barton St	0.33mi	3/1.0 (-1)	1,401 (+14%)	5mo	$151,000	$108	50
36 Spruce Ave	0.73mi	3/1.0 (-1)	1,172 (-5%)	3mo	$165,000	$141	48
455 Frost Ave	0.67mi	3/1.5 (-1)	1,352 (+10%)	1mo	$77,000	$57	47

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: 35.2%
• Equity multiple: 3.11×
• Total profit: $70,984
• Equity at exit: $58,682

10-year hold

• IRR: 36.5%
• Equity multiple: 6.84×
• Total profit: $196,180
• Equity at exit: $94,298

Cash invested: $33,597 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$629
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $709

Break-even live

Break-even rent $956

Max offer price $119,990

Occupancy floor 57%

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: $29,998
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.20mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.46mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	0.59mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.69mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.80mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	0.87mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.90mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	0.92mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.98mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.98mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.98mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.99mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.06mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	1.07mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	1.13mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	1.15mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.20mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	1.31mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	3d	1	1.34mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	3d	1	1.41mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	23d	1	1.43mi

Listing history 5 events

1. 2026-05-13
   listed $119,990 Active 907-char remark
2. 2025-12-10
   historical
3. 2025-12-05
   historical
4. 2025-06-17
   listed $550,000 Active
5. 2024-04-16
   soldstatus $310,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$556/yr (+$46/mo · 60.8%)

ⓘ 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 ≥96°F today · 14 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: $22,238
• − Mortgage interest: −$6,721
• − Property taxes: −$915
• − Insurance: −$600
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$3,491
• Taxable income: $6,953
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $6,834/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

-61.3% since first listed

6 events — show timeline

• 2026-05-29 Pending — UNYREIS
• 2026-05-13 Listed $119,990 UNYREIS
• 2025-12-10 Listing Removed — UNYREIS
• 2025-12-05 Listing Removed — UNYREIS
• 2025-06-17 Listed $550,000 UNYREIS
• 2024-04-16 Sold (Public Records) $310,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $915 · +8.1% YoY. Source: county tax records.