25 Lorimer St · Rochester, NY 14608

$149,900

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 1 Days on market

Built 1883 1,600 sqft lot

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +6.8/10.0
• 1% rule +4.6/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Owner Occupied? Investment? This house is ready for you to add to your portfolio. This 2/3 bedroom house has been totally renovated and is ready for occupancy. New kitchen, new bath, new paint and carpet.

Key facts

• 1,600 sq ft lot
• Parking
• Built 1883

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Resale property
• Construction: Wood siding exterior; Block foundation; Existing construction
• Exterior features: Rectangular lot; Near public transit; Lot dimensions approximately 32 x 50

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.5% below list).
• Recommended offer: $143k (4.5% below list) — sets the bar for 1% rule.

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 (+6.6%/yr); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 42% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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 $45k; list at $150k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,188 (4.5% below list)

Questions for the listing agent

1. Built in 1883 — 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: 0.96% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $75,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Angle St	0.48mi	2/1.0	1,028 (-2%)	8mo	$76,000	$74	68
288 Orchard St	0.58mi	2/1.0	1,110 (+6%)	2mo	$63,000	$57	61
242 Martin St	0.54mi	3/1.0 (+1)	1,074 (+2%)	9mo	$95,000	$88	59
65 Saratoga Ave	0.38mi	2/1.0	902 (-14%)	2mo	$28,000	$31	57
658 Smith St	0.56mi	2/1.0	981 (-6%)	11mo	$67,500	$69	54
25 Emerson Park	0.70mi	2/1.5	996 (-5%)	4mo	$98,000	$98	54
418 Jay St	0.63mi	3/1.5 (+1)	1,020 (-3%)	9mo	$150,000	$147	52
631 Smith St	0.58mi	3/1.0 (+1)	1,139 (+9%)	3mo	$82,500	$72	51
127 Conkey Ave	0.67mi	3/1.0 (+1)	1,108 (+6%)	9mo	$37,000	$33	47
201 Clifford Ave	0.65mi	3/1.0 (+1)	954 (-9%)	9mo	$55,000	$58	42
15 Princeton St	0.71mi	3/2.0 (+1)	1,158 (+10%)	3mo	$75,000	$65	38
114 Otis St	0.67mi	3/1.0 (+1)	903 (-14%)	8mo	$67,500	$75	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.05×
• Total profit: $44,125
• Equity at exit: $73,309

10-year hold

• IRR: 20.0%
• Equity multiple: 4.30×
• Total profit: $138,378
• Equity at exit: $117,804

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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$786
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $239

Break-even live

Break-even rent $1,130

Max offer price $149,900

Occupancy floor 78%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	23d	1	0.07mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	0.27mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	0.27mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	43d	1	0.28mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.50mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	0.55mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.58mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.59mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.65mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	43d	1	0.69mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.71mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	3d	1	0.73mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	18d	1	0.80mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	2d	1	0.81mi
224 Mill St Unit 4B Rochester, NY	1.0	1.0	923	$1,700	$1.84	14d	1	0.84mi
224 Mill St Unit 3A Rochester, NY	1.0	1.0	1277	$2,025	$1.59	43d	1	0.84mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.85mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	0.90mi
155 State St Rochester, NY	1.0	1.0	776	$1,450	$1.87	21d	1	1.02mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.05mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.17mi
216 Andrews St Rochester, NY	1.0	1.0	750	$1,200	$1.60	43d	1	1.18mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	43d	1	1.21mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.23mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.24mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	43d	1	1.28mi
30 W Broad St Unit 208 Rochester, NY	1.0	1.0	924	$2,090	$2.26	23d	1	1.28mi
30 W Broad St Unit 405 Rochester, NY	1.0	1.0	730	$1,665	$2.28	10d	1	1.28mi
30 W Broad St Unit 406 Rochester, NY	1.0	1.0	830	$1,740	$2.10	43d	1	1.28mi
30 W Broad St Unit 203 Rochester, NY	1.0	1.0	700	$1,790	$2.56	10d	1	1.28mi
30 W Broad St Unit 409 Rochester, NY	1.0	1.0	755	$1,940	$2.57	3d	1	1.28mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	1.28mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	43d	1	1.28mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	43d	1	1.28mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	1.29mi
65 W Broad St Unit 705 Rochester, NY	1.0	1.0	711	$1,449	$2.04	23d	1	1.29mi
65 W Broad St Unit 303 Rochester, NY	1.0	1.0	730	$1,519	$2.08	3d	1	1.29mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	14d	1	1.29mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	43d	1	1.33mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.33mi

Listing history 2 events

1. 2026-06-17
   remarks 320-char remark
2. 2026-06-17
   listed $149,900 Active 1 DOM

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$1,002/yr (+$83/mo · 189.2%)

ⓘ 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: $17,183
• − Mortgage interest: −$8,397
• − Property taxes: −$529
• − Insurance: −$750
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,361
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,767/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+906.0% since first listed

11 events — show timeline

• 2026-06-17 Listed $149,900 UNYREIS
• 2025-07-18 Rental Removed $1,395 BUILDIUM
• 2025-07-15 Listed for Rent $1,395 BUILDIUM
• 2024-08-13 Rental Removed $1,350 BUILDIUM
• 2024-08-08 Listed for Rent $1,350 BUILDIUM
• 2023-09-22 Sold (MLS) $45,000 UNYREIS
• 2023-08-22 Pending — UNYREIS
• 2023-08-02 Contingent — UNYREIS
• 2023-07-31 Listed $44,900 UNYREIS
• 2020-12-08 Listing Removed — WNYREIS
• 2020-12-07 Listed $14,900 WNYREIS

Property tax history

+3.0%/yr

Latest (2025): $529 · +26.7% YoY. Source: county tax records.