1646 Norton St · Rochester, NY 14609

$99,000

3 bd · 1.5 ba · 1,450 sqft · SingleFamily public records · 6 Days on market

Built 1935 4,792 sqft lot

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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
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1646 Norton Street—where classic Colonial charm meets endless potential. Offering 1,450 square feet of character-filled living space, this home invites you in with an enclosed front porch. Inside, you’ll find beautiful original hardwood floors, rich natural wood trim, and elegant crown molding that highlight the home’s timeless craftsmanship. The main level features a spacious living room and a formal dining room, seamlessly connected by a wide arched opening—ideal for both everyday living and entertaining. Upstairs, three comfortable bedrooms provide ample space, while the home’s true bonus lies above and below. A massive walk-up finished attic offe

Key facts

• Formal dining room
• Natural wood trim
• Crown molding

Tags

• ENCLOSED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• NATURAL WOOD TRIM
• CROWN MOLDING
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 15.1% 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: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $684 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 + 7.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1935 — 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: 1.77% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.34%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $201,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1646 Norton St	0.00mi	3/1.5	1,450 (0%)	0mo	$135,000	$93	100
1542 N Goodman St	0.32mi	4/2.0 (+1)	1,340 (-8%)	0mo	$205,000	$153	65
227 Newcomb St	0.51mi	3/2.0	1,372 (-5%)	1mo	$225,000	$164	65
78 Shelmont Dr	0.26mi	3/2.0	1,608 (+11%)	5mo	$235,000	$146	64
194 Taft Ave	0.30mi	3/1.0	1,621 (+12%)	1mo	$125,000	$77	64
1863 Norton St	0.31mi	4/1.0 (+1)	1,326 (-9%)	2mo	$155,000	$117	63
107 Arbutus St	0.67mi	3/2.0	1,420 (-2%)	4mo	$127,500	$90	60
88 Rosemary Dr	0.62mi	4/2.0 (+1)	1,428 (-2%)	5mo	$108,000	$76	57
77 Chapin St	0.32mi	3/1.0	1,260 (-13%)	6mo	$175,000	$139	56
222 Vinal Ave	0.46mi	4/1.0 (+1)	1,304 (-10%)	6mo	$192,000	$147	50
298 Fieldwood Dr	0.60mi	4/2.0 (+1)	1,320 (-9%)	2mo	$193,000	$146	49
317 Cascade Pl	0.67mi	4/1.0 (+1)	1,267 (-13%)	5mo	$165,000	$130	37

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.41×
• Total profit: $39,100
• Equity at exit: $14,761

10-year hold

• IRR: 41.3%
• Equity multiple: 5.85×
• Total profit: $134,452
• Equity at exit: $8,560

Cash invested: $27,720 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$519
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $724

Break-even live

Break-even rent $833

Max offer price $99,000

Occupancy floor 54%

Sensitivity live

Price	-10% $780	-5% $752	+0% $724	+5% $696	+10% $668
Rent	-10% $586	-5% $655	+0% $724	+5% $793	+10% $862
Rate	-1.0pp $774	-0.5pp $749	base $724	+0.5pp $698	+1.0pp $672

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	4d	1	0.18mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	0.28mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	16d	1	0.29mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	4d	1	0.36mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	0.48mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	12d	1	0.54mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	0.60mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.60mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	16d	1	0.70mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	23d	1	0.77mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	12d	4	0.85mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	23d	1	0.89mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	0.89mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	5d	1	0.90mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	0.92mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.96mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	0.99mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	0.99mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	0.99mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	1.05mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	16d	1	1.07mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	1.10mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	4d	8	1.10mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	1.19mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	21d	1	1.23mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	23d	1	1.23mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	23d	1	1.31mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	1.44mi

Listing history 7 events

1. 2026-04-26
   status Pending
2. 2026-04-20
   listed $99,000 Active
3. 2021-12-22
   soldstatus $80,000
4. 2008-08-07
   soldstatus $37,000
5. 2003-05-09
   soldstatus $50,000
6. 1999-11-18
   soldstatus $18,000
7. 1996-12-20
   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: $1,167 · $97/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$253/yr (+$21/mo · 21.7%)

ⓘ 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: $20,985
• − Mortgage interest: −$5,546
• − Property taxes: −$1,167
• − Insurance: −$495
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$2,880
• Taxable income: $7,540
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $6,877/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+182.9% since first listed

7 events — show timeline

• 2026-04-26 Pending — UNYREIS
• 2026-04-20 Listed $99,000 UNYREIS
• 2021-12-22 Sold (Public Records) $80,000 Public Records
• 2008-08-07 Sold (Public Records) $37,000 Public Records
• 2003-05-09 Sold (Public Records) $50,000 Public Records
• 1999-11-18 Sold (Public Records) $18,000 Public Records
• 1996-12-20 Sold (Public Records) $35,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,167 · +0.0% YoY. Source: county tax records.