33 Laforce St · Rochester, NY 14621

$129,900

4 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 59 Days on market

Built 1900 4,464 sqft lot $68/sqft · 82% 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 +8.8/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 33 Laforce St. in Rochester! This charming and move-in ready home is the perfect blend of comfort and convenience. Step inside to find brand new flooring throughout, complemented by fresh, modern paint that creates a bright and inviting atmosphere. The updated bathroom features a stylish new vanity, adding a clean and contemporary touch. Major mechanicals have already been taken care of, giving you peace of mind — the roof is approximately 1 years old, the hot water tank is 2024, and the furnace is 2010 Whether you're a first-time homebuyer or looking to add to your investment portfolio, this property offers great value and low-maintenance living. Seller reserves the right to call offers due at anytime

Key facts

• Stylish new vanity
• Brand new flooring
• Updated bathroom

Tags

• BRAND NEW FLOORING
• UPDATED BATHROOM
• STYLISH NEW VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 (+8.9%/yr); 114 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,789/mo this rent would consume 61% 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 $898 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 + 8.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

Risks & watch-outs

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

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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: 1.38% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (median comp): $71,443
• List price: $129,900
• Delta: 81.82%
• 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
79 Avenue B	0.71mi	4/2.0	1,922 (+1%)	2mo	$165,000	$86	63
1 Bloomingdale St	0.29mi	5/2.0 (+1)	1,798 (-5%)	13mo	$100,000	$56	61
187 Bernard St	0.52mi	5/2.0 (+1)	1,885 (-1%)	13mo	$87,000	$46	59
238 Weyl St	0.71mi	4/2.0	1,874 (-1%)	7mo	$120,000	$64	59
28 Fien St	0.34mi	3/1.5 (-1)	1,780 (-6%)	12mo	$80,000	$45	57
77 Avenue C	0.66mi	4/1.5	1,868 (-2%)	11mo	$60,000	$32	56
232 Avenue A	0.41mi	4/2.0	1,634 (-14%)	6mo	$130,000	$80	52
206 Avenue Ave E	0.66mi	4/1.5	1,750 (-8%)	3mo	$95,000	$54	52
54 Ketchum St	0.22mi	3/1.0 (-1)	1,651 (-13%)	13mo	$75,000	$45	48
60 Berlin St	0.34mi	4/1.0	1,635 (-14%)	11mo	$55,000	$34	48
15 Oakman St	0.46mi	4/1.0	1,629 (-14%)	4mo	$82,000	$50	48
140 Weyl St	0.62mi	5/2.0 (+1)	2,122 (+12%)	10mo	$127,000	$60	38

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: 16.7%
• Equity multiple: 1.71×
• Total profit: $26,000
• Equity at exit: $19,369

10-year hold

• IRR: 28.5%
• Equity multiple: 4.14×
• Total profit: $114,027
• Equity at exit: $11,231

Cash invested: $36,372 (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: 114
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$681
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $591

Break-even live

Break-even rent $1,041

Max offer price $129,900

Occupancy floor 62%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.79mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.03mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.15mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.29mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	1.31mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	1.35mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.35mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.41mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.44mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $129,900 Active 59 DOM
2. 2026-06-17
   days on market $129,900 Active 58 DOM
3. 2026-06-16
   days on market $129,900 Active 57 DOM
4. 2026-06-15
   days on market $129,900 Active 56 DOM
5. 2026-06-13
   days on market $129,900 Active 54 DOM
6. 2026-06-13
   days on market $129,900 Active 53 DOM
7. 2026-06-10
   days on market $129,900 Active 51 DOM
8. 2026-06-09
   days on market $129,900 Active 50 DOM
9. 2026-06-09
   days on market $129,900 Active 49 DOM
10. 2026-06-07
    pricedays on market $129,900 Active 48 DOM
11. 2026-06-05
    days on market $134,900 Active 45 DOM
12. 2026-06-03
    days on market $134,900 Active 44 DOM
13. 2026-06-03
    days on market $134,900 Active 43 DOM
14. 2026-06-01
    days on market $134,900 Active 42 DOM
15. 2026-05-31
    days on market $134,900 Active 41 DOM
16. 2026-04-20
    listed $134,900 Active 731-char remark

    Show marketing remark (731 chars)

    Welcome to 33 Laforce St. in Rochester! This charming and move-in ready home is the perfect blend of comfort and convenience. Step inside to find brand new flooring throughout, complemented by fresh, modern paint that creates a bright and inviting atmosphere. The updated bathroom features a stylish new vanity, adding a clean and contemporary touch. Major mechanicals have already been taken care of, giving you peace of mind — the roof is approximately 1 years old, the hot water tank is 2024, and the furnace is 2010 Whether you're a first-time homebuyer or looking to add to your investment portfolio, this property offers great value and low-maintenance living. Seller reserves the right to call offers due at anytime

17. 2018-10-22
    status Pending Sale
18. 2018-10-17
    historical
19. 2018-10-15
    listed $34,900 Active
20. 2016-05-12
    historical
21. 2016-04-22
    listed $49,900 Active
22. 2013-09-09
    listed $34,900
23. 2013-03-05
    historical
24. 2012-07-13
    listed $55,900
25. 2012-07-13
    historical
26. 2012-07-02
    listed $62,900

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$573/yr (+$48/mo · 54.7%)

ⓘ 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 ≥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: $21,468
• − Mortgage interest: −$7,276
• − Property taxes: −$1,049
• − Insurance: −$650
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$3,779
• Taxable income: $5,279
• Est. tax owed @ 24.0%: −$1,267
• After-tax cash flow: $5,820/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

+114.5% since first listed

11 events — show timeline

• 2026-04-20 Listed $134,900 UNYREIS
• 2018-10-22 Pending — UNYREIS
• 2018-10-17 Listing Removed — UNYREIS
• 2018-10-15 Listed $34,900 UNYREIS
• 2016-05-12 Listing Removed — UNYREIS
• 2016-04-22 Listed $49,900 UNYREIS
• 2013-09-09 Listed $34,900 UNYREIS
• 2013-03-05 Listing Removed — UNYREIS
• 2012-07-13 Listing Removed — UNYREIS
• 2012-07-13 Listed $55,900 UNYREIS
• 2012-07-02 Listed $62,900 UNYREIS

Property tax history

+10.8%/yr

Latest (2025): $1,049 · +0.0% YoY. Source: county tax records.