110 Holbrooke St · Rochester, NY 14621

$89,900

3 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 56 Days on market

Built 1915 3,920 sqft lot $66/sqft · 39% below area Est $148k · 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is a turn-key, high-performance asset in the 14621 corridor. This Section 8-approved 4-bedroom colonial has been de-risked with nearly $20,000 in energy and electrical infrastructure improvements (2024-2026). This property offers immediate cash flow and substantial future revenue upside. Mechanical Core: Brand-new 200A electrical service (panel & exterior wiring), 96% high-efficiency Goodman 2-stage furnace, and a comprehensive insulation overhaul including dense-pack attic, rim joists, and crawlspace. Property Features: Vinyl windows, durable block foundation, 1st-floor half-bath, and rare off-street parking. Strategically located near Rochester General Hospital. This is a "buy and hold" asset designed for maximum net ROI and reduced utility overhead.

Key facts

• Vinyl windows
• Block foundation
• Insulation overhaul

Tags

• 200A ELECTRICAL SERVICE
• HIGH-EFFICIENCY FURNACE
• INSULATION OVERHAUL
• VINYL WINDOWS
• BLOCK FOUNDATION
• OFF-STREET PARKING

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$148,472) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,618/mo this rent would consume 55% 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 $622 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 + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1915 — 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: 1.80% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.40%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

• ARV (median comp): $148,472
• List price: $89,900
• Delta: -39.45%
• 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
1295 North Street St	0.41mi	3/1.5	1,347 (-0%)	2mo	$70,000	$52	77
207 Herald St	0.26mi	3/2.0	1,288 (-5%)	1mo	$60,000	$47	75
227 Newcomb St	0.45mi	3/2.0	1,372 (+1%)	1mo	$225,000	$164	72
116 Barberry	0.19mi	4/2.0 (+1)	1,220 (-10%)	2mo	$175,000	$143	64
1271 North St	0.39mi	4/1.5 (+1)	1,276 (-6%)	2mo	$128,900	$101	64
73 Kosciusko St	0.55mi	3/1.0	1,470 (+9%)	2mo	$55,000	$37	58
1542 N Goodman St	0.66mi	4/2.0 (+1)	1,340 (-1%)	0mo	$205,000	$153	58
1646 Norton St	0.72mi	3/1.5	1,450 (+7%)	0mo	$135,000	$93	52
30 Newcomb St	0.56mi	3/2.0	1,502 (+11%)	1mo	$70,000	$47	51
56 Northlane Dr	0.62mi	2/1.5 (-1)	1,232 (-9%)	2mo	$90,142	$73	48
201 Arbutus St	0.56mi	4/1.5 (+1)	1,180 (-13%)	0mo	$210,000	$178	45
749 Avenue D	0.74mi	4/1.5 (+1)	1,508 (+12%)	1mo	$80,000	$53	39

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: 34.0%
• Equity multiple: 2.53×
• Total profit: $38,605
• Equity at exit: $13,404

10-year hold

• IRR: 43.4%
• Equity multiple: 6.16×
• Total profit: $129,992
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$471
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $701

Break-even live

Break-even rent $731

Max offer price $89,900

Occupancy floor 52%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	0.01mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.15mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.24mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.26mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.32mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.33mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.44mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.53mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.60mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	0.63mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.69mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.74mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.75mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.75mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.82mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	0.85mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.85mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	0.87mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.92mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.94mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	1.22mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.22mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.29mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	44d	3	1.42mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	1.42mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.47mi

Listing history 16 events

1. 2026-06-10
   status $89,900 Pending 56 DOM
2. 2026-06-09
   days on market $89,900 Active 56 DOM
3. 2026-06-09
   days on market $89,900 Active 55 DOM
4. 2026-06-07
   days on market $89,900 Active 54 DOM
5. 2026-06-05
   days on market $89,900 Active 51 DOM
6. 2026-06-03
   days on market $89,900 Active 50 DOM
7. 2026-06-03
   days on market $89,900 Active 49 DOM
8. 2026-06-01
   days on market $89,900 Active 48 DOM
9. 2026-05-31
   days on market $89,900 Active 47 DOM
10. 2026-04-14
    listed $99,900 Active 783-char remark

    Show marketing remark (783 chars)

    This is a turn-key, high-performance asset in the 14621 corridor. This Section 8-approved 4-bedroom colonial has been de-risked with nearly $20,000 in energy and electrical infrastructure improvements (2024-2026). This property offers immediate cash flow and substantial future revenue upside. Mechanical Core: Brand-new 200A electrical service (panel & exterior wiring), 96% high-efficiency Goodman 2-stage furnace, and a comprehensive insulation overhaul including dense-pack attic, rim joists, and crawlspace. Property Features: Vinyl windows, durable block foundation, 1st-floor half-bath, and rare off-street parking. Strategically located near Rochester General Hospital. This is a "buy and hold" asset designed for maximum net ROI and reduced utility overhead.

11. 2024-04-22
    soldstatus $81,750 Closed 1072-char remark

    Show marketing remark (1072 chars)

    Still available! This 4 bedroom, 1.5 bath home has been well cared for by longer-term Sec 8 tenants and is now ready to be either a valuable addition to your investment portfolio or your next home! The first floor features a cozy enclosed front porch, spacious entry foyer with original stamped tin ceiling, graceful arched doorways open to the formal dining room and living room, sunny eat-in kitchen, and a 1/2 bath. Upstairs you'll find a full bath with tub/shower, 3 generous bedrooms and a smaller 4th that could be an ideal office space as well. Large, clean attic provides plenty of extra storage! The basement has built-in cabinetry suitable for workshop space and laundry hookups, as well as an extra toilet room. Windows replaced throughout with higher-efficiency vinyl. Outside you'll find a nice-sized, partially fenced yard with storage shed and plenty of room for off-street parking in the wide driveway. Convenient location near shopping and Rochester General Hospital. Rent is currently listed at $1295/mo and has been put in for raise to $1400/mo May 1st.

12. 2024-04-17
    soldstatus $81,750
13. 2024-02-27
    status Pending 1072-char remark

    Show marketing remark (1072 chars)

    Still available! This 4 bedroom, 1.5 bath home has been well cared for by longer-term Sec 8 tenants and is now ready to be either a valuable addition to your investment portfolio or your next home! The first floor features a cozy enclosed front porch, spacious entry foyer with original stamped tin ceiling, graceful arched doorways open to the formal dining room and living room, sunny eat-in kitchen, and a 1/2 bath. Upstairs you'll find a full bath with tub/shower, 3 generous bedrooms and a smaller 4th that could be an ideal office space as well. Large, clean attic provides plenty of extra storage! The basement has built-in cabinetry suitable for workshop space and laundry hookups, as well as an extra toilet room. Windows replaced throughout with higher-efficiency vinyl. Outside you'll find a nice-sized, partially fenced yard with storage shed and plenty of room for off-street parking in the wide driveway. Convenient location near shopping and Rochester General Hospital. Rent is currently listed at $1295/mo and has been put in for raise to $1400/mo May 1st.

14. 2024-02-01
    price $89,900 1072-char remark

    Show marketing remark (1072 chars)

    Still available! This 4 bedroom, 1.5 bath home has been well cared for by longer-term Sec 8 tenants and is now ready to be either a valuable addition to your investment portfolio or your next home! The first floor features a cozy enclosed front porch, spacious entry foyer with original stamped tin ceiling, graceful arched doorways open to the formal dining room and living room, sunny eat-in kitchen, and a 1/2 bath. Upstairs you'll find a full bath with tub/shower, 3 generous bedrooms and a smaller 4th that could be an ideal office space as well. Large, clean attic provides plenty of extra storage! The basement has built-in cabinetry suitable for workshop space and laundry hookups, as well as an extra toilet room. Windows replaced throughout with higher-efficiency vinyl. Outside you'll find a nice-sized, partially fenced yard with storage shed and plenty of room for off-street parking in the wide driveway. Convenient location near shopping and Rochester General Hospital. Rent is currently listed at $1295/mo and has been put in for raise to $1400/mo May 1st.

15. 2024-01-22
    listed $99,900 Active 1072-char remark

    Show marketing remark (1072 chars)

    Still available! This 4 bedroom, 1.5 bath home has been well cared for by longer-term Sec 8 tenants and is now ready to be either a valuable addition to your investment portfolio or your next home! The first floor features a cozy enclosed front porch, spacious entry foyer with original stamped tin ceiling, graceful arched doorways open to the formal dining room and living room, sunny eat-in kitchen, and a 1/2 bath. Upstairs you'll find a full bath with tub/shower, 3 generous bedrooms and a smaller 4th that could be an ideal office space as well. Large, clean attic provides plenty of extra storage! The basement has built-in cabinetry suitable for workshop space and laundry hookups, as well as an extra toilet room. Windows replaced throughout with higher-efficiency vinyl. Outside you'll find a nice-sized, partially fenced yard with storage shed and plenty of room for off-street parking in the wide driveway. Convenient location near shopping and Rochester General Hospital. Rent is currently listed at $1295/mo and has been put in for raise to $1400/mo May 1st.

16. 2006-11-03
    soldstatus $49,900

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,173 · $98/mo
• Expected delta: +$346/yr (+$29/mo · 41.8%)

ⓘ 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: $19,420
• − Mortgage interest: −$5,036
• − Property taxes: −$827
• − Insurance: −$450
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,615
• Taxable income: $7,385
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $6,635/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

+100.2% since first listed

7 events — show timeline

• 2026-04-14 Listed $99,900 UNYREIS
• 2024-04-22 Sold (MLS) $81,750 UNYREIS
• 2024-04-17 Sold (Public Records) $81,750 Public Records
• 2024-02-27 Pending — UNYREIS
• 2024-02-01 Price Changed $89,900 UNYREIS
• 2024-01-22 Listed $99,900 UNYREIS
• 2006-11-03 Sold (Public Records) $49,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $827 · +0.0% YoY. Source: county tax records.