1 Denning St · Rochester, NY 14607

$150,100

3 bd · 2.0 ba · 2,204 sqft · SingleFamily public records · 33 Days on market

Built 1889 3,881 sqft lot $68/sqft · 45% below area Est $271k · 45% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale subject to approval by seller's lender as a short sale. Property is being sold in "as-is" condition. Needs re-hab. Estate will not pay for instrument survey, abstract, or transfer fees.

Key facts

• Office
• Large dining room
• Lots of storage

Tags

• 2 KITCHENS
• LAUNDRY OFF KITCHEN
• LARGE DINING ROOM
• FAMILY ROOM
• OFFICE
• LOTS OF STORAGE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Corner, irregular lot; lot dimensions approximately 34 x 111
• Construction: Aluminum siding; Vinyl siding; See remarks regarding construction details
• Exterior features: See remarks

Interior

• Kitchen: Second kitchen; Refrigerator
• Bedrooms: One main-level bedroom; Total rooms include multiple bedrooms
• Flooring: Vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating; Heating present (see remarks)
• Interior features: Den; Separate/formal living room; Home office; Second kitchen; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rents rising fast (+4.6%/yr); 56 active listings in the ZIP; 20 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).
• This rent runs 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.6% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $48k; list at $150k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,597 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1889 — 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: 1.40% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.30%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $271,215
• List price: $150,100
• Delta: -44.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 East Ave Unit UN440	0.54mi	2/2.5 (-1)	2,246 (+2%)	1mo	$605,000	$269	64
567 Averill Ave	0.37mi	4/2.0 (+1)	2,170 (-2%)	17mo	$173,000	$80	60
227 S Fitzhugh St	0.59mi	3/2.5	2,023 (-8%)	2mo	$400,000	$198	55
17 Selden St St	0.73mi	3/3.5	2,110 (-4%)	8mo	$602,000	$285	47
50 Brighton St	0.68mi	4/2.5 (+1)	2,390 (+8%)	7mo	$615,000	$257	41
44 Elmhurst St	0.41mi	4/1.0 (+1)	1,977 (-10%)	17mo	$235,000	$119	41
47 Wilmer St	0.68mi	4/2.5 (+1)	2,333 (+6%)	15mo	$351,547	$151	39
55 Harlem St	0.70mi	3/2.0	2,019 (-8%)	19mo	$265,000	$131	38
43 Amherst St	0.62mi	4/2.0 (+1)	1,909 (-13%)	8mo	$327,540	$172	37
20 Wellesley St	0.72mi	4/1.0 (+1)	2,048 (-7%)	13mo	$300,000	$146	35
42 Wilmer St	0.70mi	4/2.5 (+1)	1,879 (-15%)	4mo	$349,900	$186	32
215 Cypress St	0.72mi	4/1.5 (+1)	1,922 (-13%)	13mo	$347,800	$181	27

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.48×
• Total profit: $19,968
• Equity at exit: $22,380

10-year hold

• IRR: 22.0%
• Equity multiple: 3.01×
• Total profit: $84,636
• Equity at exit: $12,978

Cash invested: $42,028 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 56
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$787
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $641

Break-even live

Break-even rent $1,292

Max offer price $150,100

Occupancy floor 65%

Sensitivity live

Price	-10% $726	-5% $684	+0% $641	+5% $599	+10% $556
Rent	-10% $475	-5% $558	+0% $641	+5% $724	+10% $807
Rate	-1.0pp $717	-0.5pp $679	base $641	+0.5pp $602	+1.0pp $563

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: $37,525
• Closing costs: $4,503
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	44d	1	0.45mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	0.54mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	0.59mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	0.62mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	44d	1	0.62mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	0.63mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	0.72mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	0.74mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	44d	1	0.78mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	0.80mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	44d	1	0.87mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	0.87mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	24d	1	1.04mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.09mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.14mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	44d	1	1.18mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.29mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	3d	12	1.30mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.33mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.37mi

Listing history 11 events

1. 2026-04-24
   listed $150,100 Active 265-char remark
2. 2026-04-19
   historical
3. 2026-04-16
   status Active
4. 2026-03-26
   status Pending
5. 2026-03-07
   price $150,100
6. 2025-12-23
   price $158,000
7. 2025-11-20
   price $165,900
8. 2025-08-21
   listed $171,000 Active
9. 2013-03-14
   soldstatus $48,000

   Show marketing remark (200 chars)

   Sale subject to approval by seller's lender as a short sale. Property is being sold in "as-is" condition. Needs re-hab. Estate will not pay for instrument survey, abstract, or transfer fees.

10. 2013-03-14
    soldstatus $48,000

    Show marketing remark (200 chars)

    Sale subject to approval by seller's lender as a short sale. Property is being sold in "as-is" condition. Needs re-hab. Estate will not pay for instrument survey, abstract, or transfer fees.

11. 2013-01-03
    listed $62,000

    Show marketing remark (200 chars)

    Sale subject to approval by seller's lender as a short sale. Property is being sold in "as-is" condition. Needs re-hab. Estate will not pay for instrument survey, abstract, or transfer fees.

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,297 · $191/mo
• Expected delta: +$240/yr (+$20/mo · 11.7%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,247
• − Mortgage interest: −$8,408
• − Property taxes: −$2,057
• − Insurance: −$750
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$4,367
• Taxable income: $5,626
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $6,342/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+142.1% since first listed

12 events — show timeline

• 2026-05-27 Listing Removed — UNYREIS
• 2026-04-24 Listed $150,100 UNYREIS
• 2026-04-19 Listing Removed — UNYREIS
• 2026-04-16 Relisted — UNYREIS
• 2026-03-26 Pending — UNYREIS
• 2026-03-07 Price Changed $150,100 UNYREIS
• 2025-12-23 Price Changed $158,000 UNYREIS
• 2025-11-20 Price Changed $165,900 UNYREIS
• 2025-08-21 Listed $171,000 UNYREIS
• 2013-03-14 Sold (Public Records) $48,000 Public Records
• 2013-03-14 Sold (MLS) $48,000 UNYREIS
• 2013-01-03 Listed $62,000 UNYREIS

Property tax history

+9.3%/yr

Latest (2025): $2,057 · -20.7% YoY. Source: county tax records.