498 Emerson St · Rochester, NY 14613

$89,900

3 bd · 1.0 ba · 2,197 sqft · SingleFamily public records · 4 Days on market

Built 1863 4,100 sqft lot Est $149k · 40% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Spacious 3/4 bedroom Colonial with 2197 in square footage. Great possibility for owner occupant or investment property to add to your portfolio. Currently rented at $1000/month. Seller just got a brand new CofO (2019). Newer roof (2012). Updated bathroom and powder room. 1st floor laundry. Recent interior paint and carpeting. Newer thermopane windows throughout. 2 Enclosed porches. 2-car detached garage. Fully stockade fenced yard.

Key facts

• Large eat-in kitchen
• Separate dining room
• Updated full bath

Tags

• DETACHED 2-CAR GARAGE
• LARGE EAT-IN KITCHEN
• SEPARATE DINING ROOM
• TWO ENCLOSED PORCHES
• WRAPAROUND FRONT PORCH
• UPDATED FULL BATH

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway parking; Garage with electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2 stories; Existing home; Stone foundation
• Construction: Aluminum siding; Copper plumbing; Asphalt shingle roof; Built prior to current year (existing structure)
• Exterior features: Concrete driveway; Enclosed porch; Porch; Fully fenced yard; Corner, rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bedrooms: Total rooms include living spaces and laundry (6 total rooms)
• Flooring: Hardwood; Resilient flooring; Varies by room
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Walk-in pantry; Programmable thermostat; Thermal windows
• Laundry & utility: Main-level laundry; Gas water heater

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$149,396) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.9% 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: 71 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1863 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1863 — 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: 1.72% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $149,396
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Lexington Ave	0.36mi	4/1.0 (+1)	2,047 (-7%)	12mo	$160,000	$78	57
332 Glenwood Ave	0.31mi	4/2.0 (+1)	2,057 (-6%)	12mo	$140,000	$68	56
320 Ravine Ave	0.28mi	4/2.0 (+1)	1,923 (-12%)	6mo	$140,000	$73	52
63 Lakeview Park	0.64mi	4/1.5 (+1)	2,145 (-2%)	21mo	$136,500	$64	42
254 Glenwood Ave	0.40mi	4/1.5 (+1)	1,872 (-15%)	16mo	$90,000	$48	36
166 Driving Park Ave	0.67mi	4/2.0 (+1)	1,934 (-12%)	18mo	$80,000	$41	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $26,547
• Equity at exit: $13,404

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $76,042
• Equity at exit: $7,773

Cash invested: $25,172 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$471
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $646

Break-even live

Break-even rent $727

Max offer price $89,900

Occupancy floor 53%

Sensitivity live

Price	-10% $697	-5% $671	+0% $646	+5% $620	+10% $595
Rent	-10% $524	-5% $585	+0% $646	+5% $707	+10% $768
Rate	-1.0pp $691	-0.5pp $668	base $646	+0.5pp $622	+1.0pp $599

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	0.27mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.60mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	0.60mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	15d	1	0.67mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.92mi
1108 Lake Ave Rochester, NY	2.0	1.0	2574	$1,600	$0.62	44d	1	1.04mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.11mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	11d	1	1.32mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	1.41mi

Listing history 3 events

1. 2026-06-21
   days on market $89,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $89,900 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: $783 · $65/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$368/yr (+$31/mo · 47.0%)

ⓘ 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 ≥96°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: $18,528
• − Mortgage interest: −$5,036
• − Property taxes: −$783
• − Insurance: −$450
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,615
• Taxable income: $6,680
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $6,144/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+125.3% since first listed

14 events — show timeline

• 2026-06-17 Listed $89,900 UNYREIS
• 2019-11-21 Sold (MLS) $35,000 UNYREIS
• 2019-10-25 Pending — UNYREIS
• 2019-10-21 Contingent — UNYREIS
• 2019-09-20 Price Changed $42,900 UNYREIS
• 2019-09-05 Listed $44,900 UNYREIS
• 2019-09-04 Listing Removed — UNYREIS
• 2019-08-09 Price Changed $45,900 UNYREIS
• 2019-07-17 Price Changed $49,900 UNYREIS
• 2019-06-25 Price Changed $54,900 UNYREIS
• 2019-06-04 Listed $59,900 UNYREIS
• 2014-11-12 Sold (MLS) $30,000 UNYREIS
• 2014-10-14 Listed $34,900 UNYREIS
• 2014-05-20 Listed $39,900 UNYREIS

Property tax history

+2.2%/yr

Latest (2025): $783 · -5.2% YoY. Source: county tax records.