74 Dayton St · Rochester, NY 14621

$99,900

4 bd · 2.0 ba · 2,016 sqft · Townhouse · 12 Days on market

Built 1920 Average condition 4,120 sqft lot Est $85k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investors & Owner Occupants. Value Add Duplex Opportunity! This up-and-down duplex features two spacious 2-bedroom, 1-bath units. The lower unit is currently vacant with a projected fair market rent of $1,400/month, while the upper unit is rented month-to-month at $1,100/month, offering immediate income with upside potential. Recent updates include renovated kitchens and bathrooms, vinyl flooring, vinyl windows throughout, and a freshly painted exterior (2025). The property also comes with a transferable Certificate of Occupancy valid through 2/11/2029. Low-maintenance and income-ready, this is a strong opportunity for an owner occupant or investor looking to generate cash flow and bu

Key facts

• Vinyl windows
• Renovated kitchens
• Vinyl flooring

Tags

• VALUE ADD DUPLEX OPPORTUNITY
• RENOVATED KITCHENS
• RENOVATED BATHROOMS
• VINYL FLOORING
• VINYL WINDOWS
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Financial info: Two-unit multi-family property; Each unit has separate gas and electric meters; Operating expenses include water/sewer; Owner pays trash collection and water; rent includes trash collection and water; Unit rents reported (example): one unit listed at $1,100 month-to-month

Exterior

• Parking: Garage with approximately 2.5 spaces; Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected; High-speed internet available; Circuit breaker electrical system
• Home design: Two-story building; Resale property; Rectangular lot near public transit, city street frontage
• Construction: Wood siding construction; Copper plumbing; Architectural shingle roof; Block foundation; Existing (previously built) structure
• Exterior features: Balcony; Partial fencing; Porch (open)

Interior

• Kitchen: Eat-in kitchen in each unit
• Bedrooms: Two 2-bedroom units (each unit listed as 2 bedrooms)
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Carpet, hardwood, vinyl and varied flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $100k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.5% 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 (+8.9%/yr); 114 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $1,951/mo this rent would consume 66% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1920 — 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: 1.95% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.51%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Dayton St	0.00mi	4/2.0	2,016 (0%)	1mo	$131,000	$65	99
59 Dayton St	0.04mi	4/2.0	1,976 (-2%)	12mo	$89,600	$45	85
61 Weaver St	0.43mi	5/2.0 (+1)	1,936 (-4%)	2mo	$80,000	$41	67
435 Bernard St	0.49mi	5/2.0 (+1)	2,086 (+4%)	1mo	$112,000	$54	66
839-841 Norton St	0.33mi	4/2.0	2,090 (+4%)	15mo	$55,000	$26	66
66 Kohlman St #2	0.55mi	4/2.0	1,926 (-4%)	3mo	$114,000	$59	64
43 Weaver St	0.46mi	4/2.0	1,984 (-2%)	17mo	$40,000	$20	62
47 Trust St	0.71mi	4/2.0	1,824 (-10%)	4mo	$59,900	$33	48
789 Joseph Ave	0.41mi	5/2.0 (+1)	1,784 (-12%)	12mo	$73,000	$41	47
426 Remington St	0.51mi	4/2.0	2,256 (+12%)	21mo	$95,340	$42	38
1226 Clifford Ave	0.71mi	5/2.0 (+1)	2,213 (+10%)	15mo	$75,000	$34	33
97 Lefrois St	0.58mi	4/2.0	2,310 (+15%)	21mo	$150,000	$65	31

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: 37.9%
• Equity multiple: 2.73×
• Total profit: $48,363
• Equity at exit: $14,895

10-year hold

• IRR: 46.9%
• Equity multiple: 6.68×
• Total profit: $158,972
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $851

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 51%

Sensitivity live

Price	-10% $920	-5% $886	+0% $851	+5% $817	+10% $782
Rent	-10% $697	-5% $774	+0% $851	+5% $928	+10% $1,005
Rate	-1.0pp $901	-0.5pp $877	base $851	+0.5pp $825	+1.0pp $799

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.80mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.82mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.29mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.37mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.41mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	4d	1	1.44mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	1.44mi

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-08
   listed $99,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,416
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$2,906
• Taxable income: $9,169
• Est. tax owed @ 24.0%: −$2,201
• After-tax cash flow: $8,013/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This up-and-down duplex requires significant updates to the lower unit, including painting, flooring, kitchens, bathrooms, windows, HVAC, and landscaping. The upper unit is in better condition but still needs some maintenance. The property has potential for significant value increase with these improvements.

Repairs flagged

• Major Lower unit kitchen — No photos of kitchen
• Major Lower unit bathrooms — No photos of bathrooms
• Major Lower unit flooring — No photos of flooring
• Major Lower unit interior walls/paint — No photos of interior walls/paint
• Major Lower unit windows — No photos of windows
• Major Lower unit HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Lower unit landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both Paint lower unit interior walls and paint lower unit exterior — Painting interior and exterior will improve curb appeal and interior condition
• Both Replace lower unit flooring — New flooring will improve the lower unit's condition and appeal
• Both Replace lower unit kitchen and bathrooms — New kitchens and bathrooms will significantly improve the lower unit's condition and appeal
• Both Replace lower unit windows — New windows will improve the lower unit's condition and appeal
• Both Replace lower unit HVAC/mechanicals — New HVAC and mechanicals will improve the lower unit's condition and appeal
• Both Improve lower unit landscaping/curb appeal — Better landscaping will improve the lower unit's condition and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Lower unit kitchen · No photos of kitchen	Major	$15,000–50,000
Lower unit bathrooms · No photos of bathrooms	Major	$15,000–50,000
Lower unit flooring · No photos of flooring	Major	$15,000–50,000
Lower unit interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Lower unit windows · No photos of windows	Major	$15,000–50,000
Lower unit HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Lower unit landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Paint lower unit interior walls and paint lower unit exterior — Painting interior and exterior will improve curb appeal and interior condition ↑
• Both Replace lower unit flooring — New flooring will improve the lower unit's condition and appeal ↑
• Both Replace lower unit kitchen and bathrooms — New kitchens and bathrooms will significantly improve the lower unit's condition and appeal ↑
• Both Replace lower unit windows — New windows will improve the lower unit's condition and appeal ↑
• Both Replace lower unit HVAC/mechanicals — New HVAC and mechanicals will improve the lower unit's condition and appeal ↑
• Both Improve lower unit landscaping/curb appeal — Better landscaping will improve the lower unit's condition and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-04-20 Pending — UNYREIS
• 2026-04-14 Contingent — UNYREIS
• 2026-04-08 Listed $99,900 UNYREIS