36 Masseth St · Rochester, NY 14606

$149,900

4 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 23 Days on market

Built 1910 4,432 sqft lot Est $124k · 21% over

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Why this score? — see what drove the C- 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 4-bedroom home. Large front porch. You also have a nice family room. Spacious updated living room and dining room. 1st-floor laundry room and a 1st-floor half bathroom. 4 nice-sized bedrooms on the second floor. Large basement and attic. Driveway and a large backyard. Make this home yours. Negotiations begin June 6, 2026, at 7:00 pm.

Key facts

• Updated living room
• Front porch
• Large basement

Tags

• FRONT PORCH
• UPDATED LIVING ROOM
• DINING ROOM
• 1ST-FLOOR LAUNDRY ROOM
• 1ST-FLOOR HALF BATHROOM
• LARGE BASEMENT

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available
• Home design: 2-story home; Existing (previously built)
• Construction: Aluminum siding; Blown-in insulation; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Partial fence; Fence; Open porch

Interior

• Kitchen: Eat-in kitchen
• Flooring: Ceramic tile; Hardwood; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Has full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/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: $148k (1.5% below list) — sets the bar for market timing.

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 (+6.3%/yr); 124 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($56k/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 $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 + 6.3% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.05% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $123,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Rugraff St	0.13mi	3/1.0 (-1)	1,487 (-0%)	2mo	$78,000	$52	87
64 Cameron St	0.29mi	3/1.5 (-1)	1,440 (-3%)	2mo	$68,000	$47	72
487 Jay St	0.38mi	3/1.5 (-1)	1,459 (-2%)	3mo	$150,000	$103	69
91 Pool St	0.60mi	4/1.0	1,458 (-2%)	1mo	$162,500	$111	68
88 Sherman St	0.36mi	3/1.0 (-1)	1,412 (-5%)	5mo	$63,500	$45	66
64 Lisbon St	0.27mi	3/1.5 (-1)	1,392 (-6%)	5mo	$115,000	$83	65
46 Rogers Ave	0.53mi	3/1.0 (-1)	1,458 (-2%)	3mo	$81,000	$56	65
385 Hague St	0.44mi	4/1.0	1,365 (-8%)	1mo	$120,000	$88	65
28 Cedar St	0.43mi	3/1.5 (-1)	1,395 (-6%)	2mo	$90,000	$65	61
307 Hague St	0.50mi	3/1.0 (-1)	1,356 (-9%)	1mo	$70,000	$52	56
823 Jay St	0.23mi	3/2.0 (-1)	1,292 (-13%)	3mo	$143,000	$111	56
55 Santee St	0.60mi	3/1.5 (-1)	1,272 (-14%)	1mo	$124,900	$98	40

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,037
• Equity at exit: $22,351

10-year hold

• IRR: 13.6%
• Equity multiple: 2.24×
• Total profit: $52,165
• Equity at exit: $12,961

Cash invested: $41,972 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$786
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $330

Break-even live

Break-even rent $1,155

Max offer price $149,900

Occupancy floor 74%

Sensitivity live

Price	-10% $415	-5% $372	+0% $330	+5% $288	+10% $245
Rent	-10% $206	-5% $268	+0% $330	+5% $392	+10% $454
Rate	-1.0pp $405	-0.5pp $368	base $330	+0.5pp $291	+1.0pp $252

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.23mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.31mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.35mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.85mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	0.93mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.96mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.98mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.05mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.13mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.18mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	1.22mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	1.22mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.26mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.36mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.37mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 23 DOM
2. 2026-06-17
   days on market $149,900 Active 22 DOM
3. 2026-06-16
   days on market $149,900 Active 21 DOM
4. 2026-06-15
   days on market $149,900 Active 20 DOM
5. 2026-06-13
   days on market $149,900 Active 18 DOM
6. 2026-06-13
   days on market $149,900 Active 17 DOM
7. 2026-06-10
   days on market $149,900 Active 15 DOM
8. 2026-06-09
   days on market $149,900 Active 14 DOM
9. 2026-06-09
   days on market $149,900 Active 13 DOM
10. 2026-06-07
    days on market $149,900 Active 12 DOM
11. 2026-06-05
    days on market $149,900 Active 9 DOM
12. 2026-06-03
    days on market $149,900 Active 8 DOM
13. 2026-06-03
    days on market $149,900 Active 7 DOM
14. 2026-06-01
    days on market $149,900 Active 6 DOM
15. 2026-05-31
    days on market $149,900 Active 5 DOM
16. 2026-05-26
    price $149,900
17. 2026-05-26
    listed $160,000 Active
18. 2017-03-30
    historical
19. 2016-02-25
    price $39,000
20. 2015-11-25
    price $40,000
21. 2015-08-24
    price $42,000
22. 2015-08-12
    price $45,000
23. 2015-05-13
    listed $49,000 Active

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$882/yr (+$73/mo · 114.5%)

ⓘ 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: $18,877
• − Mortgage interest: −$8,397
• − Property taxes: −$770
• − Insurance: −$750
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,361
• Taxable income: $1,579
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,581/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+205.9% since first listed

8 events — show timeline

• 2026-05-26 Price Changed $149,900 UNYREIS
• 2026-05-26 Listed $160,000 UNYREIS
• 2017-03-30 Listing Removed — UNYREIS
• 2016-02-25 Price Changed $39,000 UNYREIS
• 2015-11-25 Price Changed $40,000 UNYREIS
• 2015-08-24 Price Changed $42,000 UNYREIS
• 2015-08-12 Price Changed $45,000 UNYREIS
• 2015-05-13 Listed $49,000 UNYREIS

Property tax history

+4.0%/yr

Latest (2025): $770 · +0.0% YoY. Source: county tax records.