328 Child St · Rochester, NY 14611

$69,900

2 bd · 1.0 ba · 953 sqft · SingleFamily public records · 6 Days on market

Built 1900 2,415 sqft lot Est $84k · 17% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 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

Investor Special! Don’t miss this opportunity to add a solid income-producing property to your portfolio. This beautiful home in Rochester is fully occupied and offers immediate rental income. The property has an existing Certificate of Occupancy (C of O) in place, until 08/13/2027. Well-maintained and ideally located close to local amenities, shopping, dining, and public transportation. Whether you’re an experienced investor or looking to expand your portfolio, this property presents excellent potential.

Key facts

• 2,415 sq ft lot
• Built 1900
• Listed 6 days

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story; Existing construction; Faces unknown
• Construction: Vinyl siding; Architectural shingle roof; Stone foundation; Resale condition; Built previously (existing)
• Exterior features: Enclosed porch; Open porch; Near public transit; Rectangular lot

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced air heating
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 18.5% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,469/mo this rent would consume 56% 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 $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1900 — 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: 2.10% ✓
• Cap rate: 18.50%
• Cash-on-cash: 43.58%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $83,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Saxton St	0.35mi	2/1.0	956 (+0%)	9mo	$50,000	$52	76
11 Danforth St	0.48mi	2/1.0	962 (+1%)	4mo	$80,000	$83	72
325 Orange St	0.17mi	2/1.0	828 (-13%)	4mo	$115,000	$139	66
507 Ames St	0.31mi	3/1.0 (+1)	1,020 (+7%)	3mo	$146,000	$143	66
19 Kondolf St	0.09mi	3/1.0 (+1)	1,078 (+13%)	5mo	$109,900	$102	65
34 Klueh St	0.45mi	2/1.0	884 (-7%)	9mo	$95,000	$107	60
65 Saratoga Ave	0.65mi	2/1.0	902 (-5%)	2mo	$28,000	$31	59
418 Jay St	0.38mi	3/1.5 (+1)	1,020 (+7%)	9mo	$150,000	$147	56
95 Angle St	0.54mi	2/1.0	1,028 (+8%)	8mo	$76,000	$74	55
20 Wolff St	0.70mi	2/1.0	1,041 (+9%)	4mo	$67,000	$64	48
29 Dengler St	0.47mi	3/1.0 (+1)	1,078 (+13%)	4mo	$95,000	$88	48
114 Otis St	0.75mi	3/1.0 (+1)	903 (-5%)	8mo	$67,500	$75	44

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: 44.2%
• Equity multiple: 3.01×
• Total profit: $39,294
• Equity at exit: $10,636

10-year hold

• IRR: 51.6%
• Equity multiple: 6.89×
• Total profit: $115,328
• Equity at exit: $6,412

Cash invested: $19,572 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $711

Break-even live

Break-even rent $569

Max offer price $69,900

Occupancy floor 47%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Lime St Unit Upper Rochester, NY	1.0	1.0	650	$800	$1.23	3d	1	0.25mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.37mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.45mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.49mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	44d	1	0.58mi
86 Parkway Rochester, NY	3.0	1.0	602	$1,600	$2.66	3d	1	0.63mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.74mi
367 West Ave Apt 4 Rochester, NY	1.0	1.0	550	$1,000	$1.82	23d	1	0.79mi
367 West Ave Unit 2 Rochester, NY	2.0	1.0	639	$1,275	$2.00	23d	1	0.79mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.79mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.96mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	23d	1	1.03mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.07mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.07mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.07mi
224 Mill St Unit 4B Rochester, NY	1.0	1.0	923	$1,700	$1.84	14d	1	1.13mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.17mi
155 State St Rochester, NY	1.0	1.0	776	$1,450	$1.87	21d	1	1.20mi
155 State St Rochester, NY	1.0	1.0	672	$1,250	$1.86	44d	1	1.20mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	44d	6	1.23mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.28mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.30mi
65 W Broad St Unit 303 Rochester, NY	1.0	1.0	730	$1,519	$2.08	3d	1	1.31mi
65 W Broad St Apt 404 Rochester, NY	1.0	1.0	646	$1,369	$2.12	3d	1	1.31mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	14d	1	1.31mi
65 W Broad St Unit 705 Rochester, NY	1.0	1.0	711	$1,449	$2.04	23d	1	1.31mi
65 W Broad St Unit 401 Rochester, NY	1.0	1.0	647	$1,399	$2.16	23d	1	1.31mi
65 W Broad St Unit 502 Rochester, NY	1.0	1.0	666	$1,329	$2.00	23d	1	1.31mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	44d	1	1.32mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	3d	1	1.33mi
30 W Broad St Unit 203 Rochester, NY	1.0	1.0	700	$1,790	$2.56	10d	1	1.34mi
30 W Broad St Unit 409 Rochester, NY	1.0	1.0	755	$1,940	$2.57	3d	1	1.34mi
30 W Broad St Unit 208 Rochester, NY	1.0	1.0	924	$2,090	$2.26	23d	1	1.34mi
30 W Broad St Unit 405 Rochester, NY	1.0	1.0	730	$1,665	$2.28	10d	1	1.34mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	1.34mi
30 W Broad St Unit 406 Rochester, NY	1.0	1.0	830	$1,740	$2.10	44d	1	1.34mi
30 W Broad St Unit 210 Rochester, NY	1.0	1.0	600	$1,640	$2.73	10d	1	1.34mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.40mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $69,900 Active 6 DOM
2. 2026-06-17
   days on market $69,900 Active 5 DOM
3. 2026-06-16
   days on market $69,900 Active 4 DOM
4. 2026-06-15
   days on market $69,900 Active 3 DOM
5. 2026-06-13
   remarks 517-char remark
6. 2026-06-13
   listed $69,900 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: $645 · $54/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$268/yr (+$22/mo · 41.5%)

ⓘ 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: $17,624
• − Mortgage interest: −$3,915
• − Property taxes: −$645
• − Insurance: −$350
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,033
• Taxable income: $7,860
• Est. tax owed @ 24.0%: −$1,887
• After-tax cash flow: $6,643/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

1 event — show timeline

• 2026-06-12 Listed $69,900 UNYREIS

Property tax history

+6.3%/yr

Latest (2025): $645 · +3.7% YoY. Source: county tax records.