90 Steko Ave · Rochester, NY 14615

$139,900

4 bd · 2.0 ba · 1,520 sqft · Townhouse public records · 11 Days on market

Built 1925 7,200 sqft lot Est $155k · 10% 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 +29.3/30.0
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comes newly renovated this is the perfect home for your primary residence. With a second full unit that can be also be used as a in-law suite or a rental dwelling this home is located on a quiet street with off-street parking and two driveways. The updated kitchen boasts beautiful white cabinets with stainless steel appliances. Main house features 3 bedrooms and 1 full bathroom, the second unit/inlaw suite features a beautiful studio kitchen and full bath. Convenient maplewood neighborhood that's close to Greece Ridge Mall and local restaurants.

Key facts

• Two driveways
• Studio-style layout
• Updated kitchen

Tags

• UPDATED KITCHEN
• STUDIO-STYLE LAYOUT
• OFF-STREET PARKING
• TWO DRIVEWAYS
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Finance

• Other: Two separate gas meters; Two separate electric meters; Two total units; One unit currently leased (rent $785; lease expires April 30, 2027)
• Financial info: Owner pays trash collection and water; Operating expenses include insurance and water/sewer

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers; Gas water heater
• Home design: 2-story building; Residential 2-unit property; Existing (previously built) condition
• Construction: Vinyl siding; Copper and PEX plumbing
• Exterior features: Enclosed porch; Porch; Partial fence; Fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: One unit with 3 bedrooms; One unit with 1 bedroom
• Flooring: Vinyl and varying flooring
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas heating with forced air
• Interior features: Thermal windows; Programmable thermostat
• Laundry & utility: Laundry in unit (both units); Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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: 74 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 42% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1925 — 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: 1.29% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $155,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Magee Ave	0.49mi	4/2.0	1,688 (+11%)	12mo	$124,000	$73	48
56 Elk St	0.55mi	4/2.0	1,664 (+10%)	14mo	$170,000	$102	47

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,664
• Equity at exit: $20,860

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $47,905
• Equity at exit: $12,096

Cash invested: $39,172 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$734
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $492

Break-even live

Break-even rent $1,178

Max offer price $139,900

Occupancy floor 68%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.35mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.44mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.60mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	0.63mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.05mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	1.11mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	2d	3	1.30mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.36mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.43mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.48mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $139,900 Pending 11 DOM
2. 2026-06-05
   days on market $139,900 Active Under Contract 8 DOM
3. 2026-06-03
   statusdays on market $139,900 Active Under Contract 7 DOM
4. 2026-06-03
   days on market $139,900 Active 6 DOM
5. 2026-06-01
   days on market $139,900 Active 5 DOM
6. 2026-05-31
   days on market $139,900 Active 4 DOM
7. 2026-05-27
   listed $139,900 Active
8. 2025-06-16
   soldstatus $465,000
9. 2022-03-03
   soldstatus $146,000 Closed Sale or Rented 551-char remark

   Show marketing remark (551 chars)

   Comes newly renovated this is the perfect home for your primary residence. With a second full unit that can be also be used as a in-law suite or a rental dwelling this home is located on a quiet street with off-street parking and two driveways. The updated kitchen boasts beautiful white cabinets with stainless steel appliances. Main house features 3 bedrooms and 1 full bathroom, the second unit/inlaw suite features a beautiful studio kitchen and full bath. Convenient maplewood neighborhood that's close to Greece Ridge Mall and local restaurants.

10. 2022-03-02
    soldstatus $146,000
11. 2022-01-19
    status Pending Sale 551-char remark

    Show marketing remark (551 chars)

    Comes newly renovated this is the perfect home for your primary residence. With a second full unit that can be also be used as a in-law suite or a rental dwelling this home is located on a quiet street with off-street parking and two driveways. The updated kitchen boasts beautiful white cabinets with stainless steel appliances. Main house features 3 bedrooms and 1 full bathroom, the second unit/inlaw suite features a beautiful studio kitchen and full bath. Convenient maplewood neighborhood that's close to Greece Ridge Mall and local restaurants.

12. 2022-01-14
    listed $119,000 Active 551-char remark

    Show marketing remark (551 chars)

    Comes newly renovated this is the perfect home for your primary residence. With a second full unit that can be also be used as a in-law suite or a rental dwelling this home is located on a quiet street with off-street parking and two driveways. The updated kitchen boasts beautiful white cabinets with stainless steel appliances. Main house features 3 bedrooms and 1 full bathroom, the second unit/inlaw suite features a beautiful studio kitchen and full bath. Convenient maplewood neighborhood that's close to Greece Ridge Mall and local restaurants.

13. 2021-08-05
    soldstatus $60,000
14. 1995-10-10
    soldstatus $57,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$348/yr (+$29/mo · 20.9%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,613
• − Mortgage interest: −$7,837
• − Property taxes: −$1,668
• − Insurance: −$700
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$4,070
• Taxable income: $3,881
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,971/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▼ -31.81%
• Current HPI: 240.6896
• Rent YoY: —
• 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

+145.4% since first listed

8 events — show timeline

• 2026-05-27 Listed $139,900 UNYREIS
• 2025-06-16 Sold (Public Records) $465,000 Public Records
• 2022-03-03 Sold (MLS) $146,000 UNYREIS
• 2022-03-02 Sold (Public Records) $146,000 Public Records
• 2022-01-19 Pending — UNYREIS
• 2022-01-14 Listed $119,000 UNYREIS
• 2021-08-05 Sold (Public Records) $60,000 Public Records
• 1995-10-10 Sold (Public Records) $57,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,668 · +0.0% YoY. Source: county tax records.