10 Wangman St · Rochester, NY 14605

$124,900

3 bd · 1.5 ba · 1,328 sqft · SingleFamily public records · 9 Days on market

Built 1995 2,614 sqft lot Est $108k · 16% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.2/15.0

Listing remarks MLS

Quaint 6 Unit Townhome Development with No HOA FEES * Great curb appeal * Built 1995 * Excellent condition * New Central Air 2008 * Very dry 12 course basement used as recreation room * Sliding glass patio doors lead to yard *

Key facts

• Bright living space
• New furnace
• New walk-in shower

Tags

• FENCED BACKYARD
• BRIGHT LIVING SPACE
• NEW WALK-IN SHOWER
• NEW FURNACE
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing construction; Vinyl siding
• Construction: Block foundation
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator; Gas water heater
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Kitchen/family room combo; Low threshold shower
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 13.3% 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: 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.
• Zoned schools: School 45-Mary Mcleod Bethune (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 519 students, 95% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,930/mo this rent would consume 109% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $1k appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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; list at $125k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $124,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.03%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $107,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Peters Pl	0.07mi	3/1.5	1,380 (+4%)	5mo	$210,000	$152	86
144 Peck St	0.28mi	3/1.5	1,264 (-5%)	0mo	$173,000	$137	79
155 3rd St	0.31mi	4/1.0 (+1)	1,392 (+5%)	2mo	$67,500	$48	69
147 5th St	0.40mi	4/1.0 (+1)	1,289 (-3%)	3mo	$150,000	$116	67
104 Peck St	0.33mi	3/1.5	1,200 (-10%)	6mo	$175,000	$146	63
947 Clifford Ave	0.62mi	3/1.0	1,275 (-4%)	7mo	$85,000	$67	56
865 N Goodman St	0.62mi	4/1.5 (+1)	1,245 (-6%)	2mo	$76,000	$61	54
64 Carter St	0.67mi	4/1.0 (+1)	1,363 (+3%)	7mo	$111,000	$81	52
67 Keller St	0.73mi	4/1.0 (+1)	1,368 (+3%)	5mo	$139,900	$102	50
70 Ferndale Cres	0.61mi	4/2.0 (+1)	1,478 (+11%)	6mo	$50,000	$34	40
94 Carter St	0.71mi	3/1.0	1,150 (-13%)	5mo	$72,000	$63	38
984 Clifford Ave	0.62mi	4/1.0 (+1)	1,136 (-14%)	5mo	$33,000	$29	35

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

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.36×
• Total profit: $47,732
• Equity at exit: $41,511

10-year hold

• IRR: 29.7%
• Equity multiple: 4.53×
• Total profit: $123,509
• Equity at exit: $54,304

Cash invested: $34,972 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$655
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $730

Break-even live

Break-even rent $1,007

Max offer price $124,900

Occupancy floor 57%

Sensitivity live

Price	-10% $800	-5% $765	+0% $730	+5% $694	+10% $659
Rent	-10% $577	-5% $653	+0% $730	+5% $806	+10% $882
Rate	-1.0pp $793	-0.5pp $761	base $730	+0.5pp $697	+1.0pp $664

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	23d	1	0.40mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	16d	1	0.59mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.65mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.67mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	15d	3	0.70mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	12d	1	0.73mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	12d	1	0.73mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	23d	1	0.77mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	23d	1	0.77mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	0.77mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.78mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	45d	1	0.79mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	25d	1	0.85mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.88mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	0.88mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	0.89mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	45d	1	0.90mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	0.91mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	4d	1	0.91mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	4d	8	0.92mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	0.97mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	16d	1	0.97mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	1.00mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	1.02mi
47 Savannah St Rochester, NY	2.0	1.0–2.0	775	$2,025	$2.61	23d	6	1.03mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	1.03mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	16d	1	1.06mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	4d	15	1.09mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	12d	28	1.10mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	4d	3	1.10mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	1.13mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	1.16mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	25d	1	1.17mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	25d	1	1.18mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	1.19mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	45d	1	1.19mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.20mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	45d	1	1.21mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	1.23mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	1.25mi

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-04-06
   listed $124,900 Active
3. 2010-03-22
   soldstatus $59,900
4. 2010-03-05
   soldstatus $59,900 226-char remark

   Show marketing remark (226 chars)

   Quaint 6 Unit Townhome Development with NO HOA FEES * Great curb appeal * Built 1995 * Excellent condition * New Central Air 2008 * Very dry 12 course basement used as recreation room * Sliding glass patio doors lead to yard *

5. 2010-03-05
   soldstatus $59,900 226-char remark

   Show marketing remark (226 chars)

   Quaint 6 Unit Townhome Development with NO HOA FEES * Great curb appeal * Built 1995 * Excellent condition * New Central Air 2008 * Very dry 12 course basement used as recreation room * Sliding glass patio doors lead to yard *

6. 2010-01-13
   listed $59,900 226-char remark

   Show marketing remark (226 chars)

   Quaint 6 Unit Townhome Development with NO HOA FEES * Great curb appeal * Built 1995 * Excellent condition * New Central Air 2008 * Very dry 12 course basement used as recreation room * Sliding glass patio doors lead to yard *

7. 2010-01-13
   listed $59,900 226-char remark

   Show marketing remark (226 chars)

   Quaint 6 Unit Townhome Development with NO HOA FEES * Great curb appeal * Built 1995 * Excellent condition * New Central Air 2008 * Very dry 12 course basement used as recreation room * Sliding glass patio doors lead to yard *

8. 1997-05-13
   soldstatus $86,100

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,585 · $132/mo
• Expected delta: +$525/yr (+$44/mo · 49.6%)

ⓘ 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: $23,164
• − Mortgage interest: −$6,996
• − Property taxes: −$1,060
• − Insurance: −$624
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$3,633
• Taxable income: $7,143
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $7,041/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• 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

+45.1% since first listed

8 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-04-06 Listed $124,900 UNYREIS
• 2010-03-22 Sold (Public Records) $59,900 Public Records
• 2010-03-05 Sold (MLS) $59,900 UNYREIS
• 2010-03-05 Sold (MLS) $59,900 UNYREIS
• 2010-01-13 Listed $59,900 UNYREIS
• 2010-01-13 Listed $59,900 UNYREIS
• 1997-05-13 Sold (Public Records) $86,100 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,060 · +0.0% YoY. Source: county tax records.