96 Resolute St · Rochester, NY 14621

$164,900

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 8 Days on market

Built 1926 4,410 sqft lot Est $240k · 31% under

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't hesitate! A must see! Fantastic Colonial with central air (2017), hot water tank (2016), kitchen windows (2016) and most other mechanics done in approximately 2005 (roof, vinyl siding, furnace & some windows)! Beautiful Maple kitchen remodeled 2012 w/ 18" ceramic tile flooring; Updated Main Bathroom in 2012; Breakfast bar has opening into formal dining room! Classic original wood trim, crown moldings, beautiful floors, lead glass French doors into foyer! Three spacious bedrooms up with gorgeous full bathroom! Even more living space in the full walk-up attic! Fully fenced rear yard! Enjoy your coffee and watch the world go by on the large, open front porch! Don't miss this opportunity! Delayed Negotiations - Monday, March 28th at 11:00 am.

Key facts

• Full bath
• Updated kitchen
• Hardwood floors

Tags

• COMPOSITE FRONT PORCH
• HARDWOOD FLOORS
• UPDATED KITCHEN
• SPACIOUS PRIMARY BEDROOM
• FULL BATH
• REFINISHED THIRD FLOOR

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 7 total rooms including laundry, living room and bonus room
• Flooring: Carpet; Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; Ductless heating; Central air conditioning; Ductless cooling; Wall unit(s)
• Interior features: Attic; Breakfast bar; Separate/formal dining room; Separate/formal living room; Pantry; Natural woodwork; Programmable thermostat
• Laundry & utility: Laundry located in basement; Gas water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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 (+8.9%/yr); 114 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,665/mo this rent would consume 56% of the median local household income ($35k/yr) (locally 2756% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1926 — 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: 1.01% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1358 N Clinton Ave	0.46mi	4/2.0 (+1)	1,567 (+0%)	2mo	$12,000	$8	67
25 Whittier Park	0.56mi	4/1.0 (+1)	1,493 (-4%)	0mo	$197,000	$132	61
232 Townsend St	0.23mi	3/1.0	1,326 (-15%)	6mo	$176,000	$133	59
361 Barry Rd	0.70mi	3/1.5	1,630 (+4%)	1mo	$317,500	$195	57
155 Wakefield St	0.41mi	3/1.0	1,357 (-13%)	3mo	$208,500	$154	57
89 Nye Park	0.42mi	4/1.5 (+1)	1,716 (+10%)	3mo	$135,000	$79	54
140 Rutledge Dr	0.46mi	3/2.0	1,776 (+14%)	2mo	$300,000	$169	50
262 Simpson Rd	0.65mi	3/1.5	1,427 (-8%)	5mo	$296,000	$207	49
63 Carthage St	0.63mi	4/1.0 (+1)	1,413 (-9%)	2mo	$90,000	$64	48
226 Barry Rd	0.72mi	4/2.0 (+1)	1,460 (-6%)	1mo	$300,000	$205	46
197 Barry Rd	0.70mi	4/1.5 (+1)	1,382 (-11%)	0mo	$235,000	$170	42
43 Navarre Rd	0.56mi	4/2.0 (+1)	1,785 (+14%)	5mo	$160,000	$90	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,368
• Equity at exit: $24,587

10-year hold

• IRR: 12.9%
• Equity multiple: 2.26×
• Total profit: $57,958
• Equity at exit: $14,258

Cash invested: $46,172 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$865
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $245

Break-even live

Break-even rent $1,355

Max offer price $164,900

Occupancy floor 80%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	0.53mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.70mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.77mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.02mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	1.07mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.09mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.10mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.16mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	1.16mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.16mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	1.28mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.32mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.43mi

Listing history 8 events

1. 2026-06-13
   status $164,900 Pending 8 DOM
2. 2026-06-10
   days on market $164,900 Active 8 DOM
3. 2026-06-09
   days on market $164,900 Active 7 DOM
4. 2026-06-09
   days on market $164,900 Active 6 DOM
5. 2026-06-07
   days on market $164,900 Active 5 DOM
6. 2026-06-05
   days on market $164,900 Active 2 DOM
7. 2026-06-03
   remarks 693-char remark
8. 2026-06-03
   listed $164,900 Active 1 DOM

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $2,215 · $185/mo
• Expected delta: +$571/yr (+$48/mo · 34.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $19,974
• − Mortgage interest: −$9,237
• − Property taxes: −$1,644
• − Insurance: −$824
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,797
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,868/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+247.2% since first listed

9 events — show timeline

• 2026-06-02 Listed $164,900 UNYREIS
• 2022-05-13 Sold (Public Records) $165,000 Public Records
• 2022-05-12 Sold (MLS) $165,000 UNYREIS
• 2022-03-28 Pending — UNYREIS
• 2022-03-24 Listed $109,900 UNYREIS
• 2015-05-22 Sold (Public Records) $69,000 Public Records
• 2015-05-21 Sold (MLS) $69,000 UNYREIS
• 2015-02-15 Listed $69,000 UNYREIS
• 2002-04-11 Sold (Public Records) $47,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,644 · +0.0% YoY. Source: county tax records.