292 Child St · Rochester, NY 14611

$85,000

4 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 28 Days on market

Built 1860 3,379 sqft lot Est $97k · 12% 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 +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

WANT TO ADD TO YOUR PORTFOLIO? HERES A GREAT OPPURTUNITY. PRESTINE EXTERIOR UPDATE GIVES GREAT CURB APPEAL. GLASS BLOCK & VINYL WINDOWS. HARDWOOD FLOORS. UPDATED GOODMAN FURNACE. NEW H20 TANK. NUETRAL PAINT THROUGHOUT. UPDATED JEWLDEN 6 PANEL INTERIOR DOORS. TENANT OCCUPIED WITH LEASE IN PLACE. NO DELAYED NEGOTIATIONS!

Key facts

• 3,379 sq ft lot
• Built 1860
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

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 $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% 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 (+6.4%/yr); 78 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,572/mo this rent would consume 60% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $588 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 (-2.9% appreciation + 6.4% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1860 — 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: 1.85% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.76%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $96,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Kondolf St	0.14mi	3/1.0 (-1)	1,078 (+0%)	5mo	$109,900	$102	84
29 Dengler St	0.44mi	3/1.0 (-1)	1,078 (+0%)	4mo	$95,000	$88	71
507 Ames St	0.34mi	3/1.0 (-1)	1,020 (-5%)	3mo	$146,000	$143	68
631 Smith St	0.41mi	3/1.0 (-1)	1,139 (+6%)	3mo	$82,500	$72	64
27 Rugraff St	0.24mi	3/1.0 (-1)	1,200 (+11%)	3mo	$123,000	$103	62
35 Home Pl	0.34mi	3/1.0 (-1)	1,151 (+7%)	7mo	$80,000	$70	62
51 Lorenzo St	0.35mi	3/1.0 (-1)	1,129 (+5%)	12mo	$35,000	$31	61
418 Jay St	0.39mi	3/1.5 (-1)	1,020 (-5%)	9mo	$150,000	$147	59
29 Dakota St	0.72mi	4/1.0	1,039 (-4%)	2mo	$90,000	$87	58
777 Smith St	0.24mi	3/1.5 (-1)	987 (-8%)	12mo	$56,000	$57	58
27 Lime St	0.36mi	3/1.0 (-1)	1,226 (+14%)	8mo	$170,000	$139	49
61 Myrtle St	0.59mi	3/1.0 (-1)	1,225 (+14%)	2mo	$110,000	$90	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 2.56×
• Total profit: $37,140
• Equity at exit: $12,934

10-year hold

• IRR: 43.5%
• Equity multiple: 5.83×
• Total profit: $114,910
• Equity at exit: $7,797

Cash invested: $23,800 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$446
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $709

Break-even live

Break-even rent $675

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.12mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.59mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	43d	1	0.74mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.87mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.93mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	0.95mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	0.95mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	1.07mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.08mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.10mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.11mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	43d	1	1.25mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.39mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.49mi

Listing history 22 events

1. 2026-03-19
   status Pending
2. 2026-02-19
   listed $85,000 Active
3. 2023-12-29
   soldstatus $60,000
4. 2023-12-12
   soldstatus $60,000 Closed Sale or Rented 326-char remark

   Show marketing remark (326 chars)

   WANT TO ADD TO YOUR PORTFOLIO? HERES A GREAT OPPURTUNITY. PRESTINE EXTERIOR UPDATE GIVES GREAT CURB APPEAL. GLASS BLOCK & VINYL WINDOWS. HARDWOOD FLOORS. UPDATED GOODMAN FURNACE. NEW H20 TANK. NUETRAL PAINT THROUGHOUT. UPDATED JEWLDEN 6 PANEL INTERIOR DOORS. TENANT OCCUPIED WITH LEASE IN PLACE. NO DELAYED NEGOTIATIONS!

5. 2023-11-29
   status Pending Sale 326-char remark

   Show marketing remark (326 chars)

   WANT TO ADD TO YOUR PORTFOLIO? HERES A GREAT OPPURTUNITY. PRESTINE EXTERIOR UPDATE GIVES GREAT CURB APPEAL. GLASS BLOCK & VINYL WINDOWS. HARDWOOD FLOORS. UPDATED GOODMAN FURNACE. NEW H20 TANK. NUETRAL PAINT THROUGHOUT. UPDATED JEWLDEN 6 PANEL INTERIOR DOORS. TENANT OCCUPIED WITH LEASE IN PLACE. NO DELAYED NEGOTIATIONS!

6. 2023-10-18
   status Under Contract- Do Not Show 326-char remark

   Show marketing remark (326 chars)

   WANT TO ADD TO YOUR PORTFOLIO? HERES A GREAT OPPURTUNITY. PRESTINE EXTERIOR UPDATE GIVES GREAT CURB APPEAL. GLASS BLOCK & VINYL WINDOWS. HARDWOOD FLOORS. UPDATED GOODMAN FURNACE. NEW H20 TANK. NUETRAL PAINT THROUGHOUT. UPDATED JEWLDEN 6 PANEL INTERIOR DOORS. TENANT OCCUPIED WITH LEASE IN PLACE. NO DELAYED NEGOTIATIONS!

7. 2023-09-21
   historical Continue to Show- Under Contract 326-char remark

   Show marketing remark (326 chars)

   WANT TO ADD TO YOUR PORTFOLIO? HERES A GREAT OPPURTUNITY. PRESTINE EXTERIOR UPDATE GIVES GREAT CURB APPEAL. GLASS BLOCK & VINYL WINDOWS. HARDWOOD FLOORS. UPDATED GOODMAN FURNACE. NEW H20 TANK. NUETRAL PAINT THROUGHOUT. UPDATED JEWLDEN 6 PANEL INTERIOR DOORS. TENANT OCCUPIED WITH LEASE IN PLACE. NO DELAYED NEGOTIATIONS!

8. 2023-09-02
   listed $61,900 Active 326-char remark

   Show marketing remark (326 chars)

   WANT TO ADD TO YOUR PORTFOLIO? HERES A GREAT OPPURTUNITY. PRESTINE EXTERIOR UPDATE GIVES GREAT CURB APPEAL. GLASS BLOCK & VINYL WINDOWS. HARDWOOD FLOORS. UPDATED GOODMAN FURNACE. NEW H20 TANK. NUETRAL PAINT THROUGHOUT. UPDATED JEWLDEN 6 PANEL INTERIOR DOORS. TENANT OCCUPIED WITH LEASE IN PLACE. NO DELAYED NEGOTIATIONS!

9. 2017-05-18
   soldstatus $21,000 Closed Sale or Rented
10. 2017-03-29
    historical Under Contract- Do Not Show
11. 2017-03-22
    price $22,900
12. 2017-03-07
    listed $27,900 Active
13. 2016-03-23
    soldstatus $21,500
14. 2016-03-22
    soldstatus $21,500 Closed Sale or Rented
15. 2016-01-21
    price $23,000
16. 2015-12-24
    price $25,500
17. 2015-12-21
    price $27,000
18. 2015-12-18
    price $29,000
19. 2015-12-11
    price $31,000
20. 2015-12-02
    listed $33,000 Active
21. 2014-03-06
    soldstatus $9,500
22. 2013-10-06
    listed $17,000

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$407/yr (+$34/mo · 65.5%)

ⓘ 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 ≥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: $18,869
• − Mortgage interest: −$4,761
• − Property taxes: −$622
• − Insurance: −$425
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$2,473
• Taxable income: $7,568
• Est. tax owed @ 24.0%: −$1,816
• After-tax cash flow: $6,694/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+400.0% since first listed

22 events — show timeline

• 2026-03-19 Pending — UNYREIS
• 2026-02-19 Listed $85,000 UNYREIS
• 2023-12-29 Sold (Public Records) $60,000 Public Records
• 2023-12-12 Sold (MLS) $60,000 UNYREIS
• 2023-11-29 Pending — UNYREIS
• 2023-10-18 Pending — UNYREIS
• 2023-09-21 Contingent — UNYREIS
• 2023-09-02 Listed $61,900 UNYREIS
• 2017-05-18 Sold (MLS) $21,000 UNYREIS
• 2017-03-29 Contingent — UNYREIS
• 2017-03-22 Price Changed $22,900 UNYREIS
• 2017-03-07 Listed $27,900 UNYREIS
• 2016-03-23 Sold (Public Records) $21,500 Public Records
• 2016-03-22 Sold (MLS) $21,500 UNYREIS
• 2016-01-21 Price Changed $23,000 UNYREIS
• 2015-12-24 Price Changed $25,500 UNYREIS
• 2015-12-21 Price Changed $27,000 UNYREIS
• 2015-12-18 Price Changed $29,000 UNYREIS
• 2015-12-11 Price Changed $31,000 UNYREIS
• 2015-12-02 Listed $33,000 UNYREIS
• 2014-03-06 Sold (MLS) $9,500 WNYREIS
• 2013-10-06 Listed $17,000 WNYREIS

Property tax history

+8.8%/yr

Latest (2025): $622 · +0.0% YoY. Source: county tax records.