2 Oscar St · Rochester, NY 14621

$64,900

3 bd · 1.0 ba · 1,303 sqft · SingleFamily public records · 50 Days on market

Built 1900 3,290 sqft lot Est $73k · 11% 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 +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at a low price for you to win! Being sold AS-IS, Seller will not do any repairs, Needs Rehab, CASH ONLY.

Key facts

• Formal dining room
• Large living room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SPACIOUS EAT-IN KITCHEN
• ENCLOSED PORCH ENTRYWAY
• PARTIALLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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); 116 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,544/mo this rent would consume 52% 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 $449 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 (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.38% ✓
• Cap rate: 21.20%
• Cash-on-cash: 53.24%
• DSCR: 3.37
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $72,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Oscar St	0.00mi	3/1.0	1,303 (0%)	1mo	$65,000	$50	99
285 Avenue B	0.43mi	3/1.0	1,292 (-1%)	1mo	$50,000	$39	78
2 Bloomingdale St	0.24mi	3/1.0	1,399 (+7%)	1mo	$45,000	$32	76
623 Avenue D	0.38mi	3/1.0	1,254 (-4%)	2mo	$70,000	$56	74
233 Avenue D	0.33mi	3/1.0	1,176 (-10%)	1mo	$30,000	$26	67
128 Clifford Ave	0.70mi	3/1.0	1,319 (+1%)	2mo	$90,000	$68	64
63 Carthage St	0.35mi	4/1.0 (+1)	1,413 (+8%)	2mo	$90,000	$64	63
8 Emanon St	0.45mi	4/1.0 (+1)	1,182 (-9%)	2mo	$140,000	$118	56
9 Hoeltzer St	0.72mi	4/1.0 (+1)	1,279 (-2%)	3mo	$50,000	$39	56
455 Clifford Ave	0.60mi	3/1.0	1,440 (+10%)	2mo	$40,000	$28	53
25 Whittier Park	0.47mi	4/1.0 (+1)	1,493 (+15%)	0mo	$197,000	$132	48
34 Zygment St	0.72mi	3/1.0	1,137 (-13%)	2mo	$182,000	$160	44

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: 56.7%
• Equity multiple: 3.70×
• Total profit: $48,995
• Equity at exit: $9,677

10-year hold

• IRR: 63.5%
• Equity multiple: 9.03×
• Total profit: $145,926
• Equity at exit: $5,611

Cash invested: $18,172 (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: 116
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$340
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $806

Break-even live

Break-even rent $523

Max offer price $64,900

Occupancy floor 43%

Sensitivity live

Price	-10% $843	-5% $825	+0% $806	+5% $788	+10% $770
Rent	-10% $684	-5% $745	+0% $806	+5% $867	+10% $928
Rate	-1.0pp $839	-0.5pp $823	base $806	+0.5pp $789	+1.0pp $772

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	15d	1	0.39mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.59mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.64mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.72mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	0.91mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.96mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.02mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.08mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	45d	1	1.08mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	1.10mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	1.13mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.16mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	1.20mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.22mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	3d	1	1.24mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.27mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	1.28mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.32mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	1.34mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.41mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	1.43mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	15d	1	1.45mi

Listing history 14 events

1. 2026-01-22
   status Pending
2. 2026-01-21
   historical Active Under Contract
3. 2026-01-07
   price $64,900
4. 2025-12-03
   listed $69,900 Active
5. 2021-03-08
   soldstatus $84,000
6. 2019-12-30
   soldstatus $10,500 Closed Sale or Rented 123-char remark

   Show marketing remark (123 chars)

   Opportunity knocks at a low price for you to win! Being sold AS-IS, Seller will not do any repairs, Needs Rehab, CASH ONLY.

7. 2019-11-26
   status Pending Sale 123-char remark

   Show marketing remark (123 chars)

   Opportunity knocks at a low price for you to win! Being sold AS-IS, Seller will not do any repairs, Needs Rehab, CASH ONLY.

8. 2019-10-15
   status Active 123-char remark

   Show marketing remark (123 chars)

   Opportunity knocks at a low price for you to win! Being sold AS-IS, Seller will not do any repairs, Needs Rehab, CASH ONLY.

9. 2019-10-10
   status Pending Sale 123-char remark

   Show marketing remark (123 chars)

   Opportunity knocks at a low price for you to win! Being sold AS-IS, Seller will not do any repairs, Needs Rehab, CASH ONLY.

10. 2019-08-05
    listed $17,500 Active 123-char remark

    Show marketing remark (123 chars)

    Opportunity knocks at a low price for you to win! Being sold AS-IS, Seller will not do any repairs, Needs Rehab, CASH ONLY.

11. 2019-06-25
    historical
12. 2019-06-12
    price $19,900
13. 2019-01-25
    listed $23,500 Active
14. 1993-02-10
    soldstatus $9,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$273/yr (+$23/mo · 49.4%)

ⓘ 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: $18,526
• − Mortgage interest: −$3,635
• − Property taxes: −$552
• − Insurance: −$324
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$1,888
• Taxable income: $9,162
• Est. tax owed @ 24.0%: −$2,199
• After-tax cash flow: $7,476/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

+621.1% since first listed

14 events — show timeline

• 2026-01-22 Pending — UNYREIS
• 2026-01-21 Contingent — UNYREIS
• 2026-01-07 Price Changed $64,900 UNYREIS
• 2025-12-03 Listed $69,900 UNYREIS
• 2021-03-08 Sold (Public Records) $84,000 Public Records
• 2019-12-30 Sold (MLS) $10,500 UNYREIS
• 2019-11-26 Pending — UNYREIS
• 2019-10-15 Relisted — UNYREIS
• 2019-10-10 Pending — UNYREIS
• 2019-08-05 Listed $17,500 UNYREIS
• 2019-06-25 Listing Removed — UNYREIS
• 2019-06-12 Price Changed $19,900 UNYREIS
• 2019-01-25 Listed $23,500 UNYREIS
• 1993-02-10 Sold (Public Records) $9,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $552 · +0.0% YoY. Source: county tax records.