91 Cameron St · Rochester, NY 14506

$120,000

4 bd · 2.0 ba · 1,908 sqft · Townhouse public records · 98 Days on market

Built 1910 5,227 sqft lot $63/sqft · 53% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity: Duplex with Potential in Rochester! Discover the possibilities at 91 Cameron Street, a two-unit duplex in Rochester, NY. This property features one vacant unit, ready for immediate occupancy or rental, and one currently rented unit, offering a blend of immediate income and future potential. The property boasts a large, fully fenced rear yard, perfect for tenants. All utilities are separate, simplifying management. The vacant downstairs unit includes 2 bedrooms, 1 full bath with a tiled floor and tub, and a mix of hardwood and laminate floors. The currently rented upstairs unit is generating $577 per month on a month-to-month tenancy (rent includes water, sewer, and gas), and also features 2 bedrooms, 1 full bath, and hardwood and laminate floors. Both units are equipped with gas water heaters; one unit has a forced air furnace, while the other has a boiler. Don't miss out on this chance to increase your investment portfolio!

Key facts

• Boiler
• Separate utilities
• Two-unit duplex

Tags

• TWO-UNIT DUPLEX
• LARGE FULLY FENCED REAR YARD
• SEPARATE UTILITIES
• GAS WATER HEATERS
• FORCED AIR FURNACE
• BOILER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 12 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $78,412
• List price: $120,000
• Delta: 53.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Myrtle St	0.06mi	4/2.0	1,798 (-6%)	12mo	$75,000	$42	77
54 Cameron St	0.06mi	4/2.0	2,080 (+9%)	11mo	$105,000	$50	73
83 Warner St	0.25mi	4/2.0	1,646 (-14%)	3mo	$105,000	$64	63
97 Locust St	0.53mi	4/2.0	1,852 (-3%)	11mo	$77,500	$42	61
7 Bauer St	0.31mi	3/2.0 (-1)	1,734 (-9%)	6mo	$116,495	$67	60
866 Smith St	0.41mi	5/2.0 (+1)	2,071 (+8%)	4mo	$65,000	$31	58
365 Glenwood Ave	0.70mi	4/2.0	1,816 (-5%)	4mo	$47,500	$26	56
100-102 Parkway	0.40mi	5/2.0 (+1)	2,130 (+12%)	4mo	$130,000	$61	54
374 Ames St	0.64mi	4/2.0	1,760 (-8%)	4mo	$23,000	$13	53
61 Sterling St	0.39mi	3/2.0 (-1)	1,685 (-12%)	5mo	$155,000	$92	53
358 Colvin St	0.61mi	4/2.0	1,670 (-12%)	15mo	$60,000	$36	38
138 Spencer St	0.70mi	4/2.0	2,190 (+15%)	12mo	$47,000	$21	33

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $13,590
• Equity at exit: $17,892

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $54,295
• Equity at exit: $10,375

Cash invested: $33,600 (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 14506

• Home prices YoY: -10.9%
• Active inventory: 12
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$629
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $519

Break-even live

Break-even rent $943

Max offer price $120,000

Occupancy floor 63%

Sensitivity live

Price	-10% $587	-5% $553	+0% $519	+5% $485	+10% $451
Rent	-10% $393	-5% $456	+0% $519	+5% $582	+10% $646
Rate	-1.0pp $580	-0.5pp $550	base $519	+0.5pp $488	+1.0pp $456

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.54mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.66mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.66mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.93mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	0.97mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.00mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.08mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.27mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.29mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.43mi

Listing history 22 events

1. 2026-06-13
   statusdays on market $120,000 Pending 98 DOM
2. 2026-06-10
   days on market $120,000 Active 96 DOM
3. 2026-06-09
   days on market $120,000 Active 95 DOM
4. 2026-06-09
   days on market $120,000 Active 94 DOM
5. 2026-06-07
   days on market $120,000 Active 93 DOM
6. 2026-06-05
   days on market $120,000 Active 90 DOM
7. 2026-06-03
   days on market $120,000 Active 89 DOM
8. 2026-06-03
   days on market $120,000 Active 88 DOM
9. 2026-06-01
   days on market $120,000 Active 87 DOM
10. 2026-05-31
    days on market $120,000 Active 86 DOM
11. 2026-03-06
    listed $120,000 Active 962-char remark

    Show marketing remark (962 chars)

    Investment Opportunity: Duplex with Potential in Rochester! Discover the possibilities at 91 Cameron Street, a two-unit duplex in Rochester, NY. This property features one vacant unit, ready for immediate occupancy or rental, and one currently rented unit, offering a blend of immediate income and future potential. The property boasts a large, fully fenced rear yard, perfect for tenants. All utilities are separate, simplifying management. The vacant downstairs unit includes 2 bedrooms, 1 full bath with a tiled floor and tub, and a mix of hardwood and laminate floors. The currently rented upstairs unit is generating $577 per month on a month-to-month tenancy (rent includes water, sewer, and gas), and also features 2 bedrooms, 1 full bath, and hardwood and laminate floors. Both units are equipped with gas water heaters; one unit has a forced air furnace, while the other has a boiler. Don't miss out on this chance to increase your investment portfolio!

12. 2026-02-11
    historical
13. 2026-01-21
    historical
14. 2026-01-14
    historical
15. 2025-08-26
    listed $112,000 Active
16. 2025-08-22
    historical
17. 2025-06-03
    listed $120,000 Active
18. 2022-07-28
    soldstatus $70,000
19. 2016-02-03
    soldstatus $130,000
20. 2013-06-05
    soldstatus $49,900
21. 2012-04-25
    soldstatus $23,000
22. 2006-09-21
    soldstatus $35,000

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$621/yr (+$52/mo · 78.9%)

ⓘ 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: $19,199
• − Mortgage interest: −$6,722
• − Property taxes: −$786
• − Insurance: −$600
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,491
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $5,143/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): 866

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: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 6%
• Common ancestry: Italian 6% Iranian 3% Portuguese 2%
• Foreign-born: 10% · Canada
• Languages at home: 92% English-only · Spanish 7% 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: ▼ -32.15%
• Current HPI: 261.7042
• 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

+242.9% since first listed

12 events — show timeline

• 2026-03-06 Listed $120,000 UNYREIS
• 2026-02-11 Listing Removed — UNYREIS
• 2026-01-21 Listing Removed — UNYREIS
• 2026-01-14 Listing Removed — UNYREIS
• 2025-08-26 Listed $112,000 UNYREIS
• 2025-08-22 Listing Removed — UNYREIS
• 2025-06-03 Listed $120,000 UNYREIS
• 2022-07-28 Sold (Public Records) $70,000 Public Records
• 2016-02-03 Sold (Public Records) $130,000 Public Records
• 2013-06-05 Sold (Public Records) $49,900 Public Records
• 2012-04-25 Sold (Public Records) $23,000 Public Records
• 2006-09-21 Sold (Public Records) $35,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $786 · +0.0% YoY. Source: county tax records.