94 Belmont St · Rochester, NY 14620

$194,777

4 bd · 1.5 ba · 1,663 sqft · SingleFamily public records · 5 Days on market

Built 1910 5,227 sqft lot Est $289k · 33% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House Saturday 12/9 12-1:30! Location is everything! Walk to Cobbs Hill, the Armory, Park Ave, Monroe Ave, Bus Line is Steps Away. Awesome 4 Bedroom, 1.5 Bath in the heart of all the action but on a quiet side street. Gleaming Hardwoods. Full Walk Up Partially Finished Attic. Newly Remodeled Kitchen. Some Natural Gumwood Trim. Decorative Fireplace. Backyard Partially Fenced with Storage Shed. Newly Installed Driveway for Rare Off Street Personal Parking. Laundry Hook Up in Basement. This Will Sell Fast! See It Before It Sells!

Key facts

• Move-in ready
• Modern appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW CABINETRY
• MODERN APPLIANCES
• FUNCTIONAL LAYOUT
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).

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 (+1.2%/yr); 74 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 43% of the median local income ($62k/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 $6k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $150k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,777

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: 1.14% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $289,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Belmont St	0.00mi	4/1.5	1,663 (0%)	0mo	$285,000	$171	100
90 Avondale Park	0.06mi	3/2.0 (-1)	1,616 (-3%)	2mo	$245,000	$152	84
4.5 Donlon St	0.43mi	4/2.0	1,712 (+3%)	0mo	$359,900	$210	73
210 Henrietta St	0.54mi	3/2.0 (-1)	1,665 (+0%)	2mo	$300,000	$180	66
69 Hemingway Dr	0.55mi	4/2.0	1,600 (-4%)	5mo	$210,000	$131	62
285 Richard St	0.54mi	3/2.0 (-1)	1,632 (-2%)	5mo	$115,000	$70	60
130 Cobb	0.73mi	3/2.0 (-1)	1,690 (+2%)	3mo	$357,100	$211	54
461 Benton St	0.63mi	4/1.5	1,500 (-10%)	1mo	$270,000	$180	53
521 Benton St	0.55mi	3/1.0 (-1)	1,440 (-13%)	1mo	$250,000	$174	44
42 Wilmer St	0.64mi	4/2.5	1,879 (+13%)	4mo	$349,900	$186	41
975 Highland Ave	0.74mi	3/1.5 (-1)	1,856 (+12%)	7mo	$310,000	$167	35
43 Amherst St	0.72mi	4/2.0	1,909 (+15%)	8mo	$327,540	$172	34

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-7,437
• Equity at exit: $29,042

10-year hold

• IRR: 3.9%
• Equity multiple: 1.26×
• Total profit: $14,085
• Equity at exit: $16,841

Cash invested: $54,538 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,021
• Tax from tax record: −$209 /mo · $2,511/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $441

Break-even live

Break-even rent $1,661

Max offer price $194,777

Occupancy floor 75%

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: $48,694
• Closing costs: $5,843
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	2d	1	0.23mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	10d	1	0.23mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.39mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	0.42mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	10d	1	0.49mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	0.55mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	11d	1	0.71mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	0.73mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	43d	1	0.92mi
355 Caroline St Rochester, NY	3.0	1.0	1143	$1,650	$1.44	21d	1	0.96mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	3d	1	0.99mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.00mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.04mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	23d	1	1.13mi
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	43d	1	1.26mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.27mi
1600 Elmwood Ave Rochester, NY	3.0	1.0–2.0	824	$2,089	$2.54	19d	1	1.31mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	43d	1	1.33mi

Listing history 15 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   listed $194,777 Active
3. 2018-02-14
   soldstatus $150,000
4. 2018-02-13
   soldstatus $150,000 Closed Sale or Rented 540-char remark

   Show marketing remark (540 chars)

   Open House Saturday 12/9 12-1:30! Location is everything! Walk to Cobbs Hill, the Armory, Park Ave, Monroe Ave, Bus Line is Steps Away. Awesome 4 Bedroom, 1.5 Bath in the heart of all the action but on a quiet side street. Gleaming Hardwoods. Full Walk Up Partially Finished Attic. Newly Remodeled Kitchen. Some Natural Gumwood Trim. Decorative Fireplace. Backyard Partially Fenced with Storage Shed. Newly Installed Driveway for Rare Off Street Personal Parking. Laundry Hook Up in Basement. This Will Sell Fast! See It Before It Sells!

5. 2017-12-14
   status Under Contract- Do Not Show 540-char remark

   Show marketing remark (540 chars)

   Open House Saturday 12/9 12-1:30! Location is everything! Walk to Cobbs Hill, the Armory, Park Ave, Monroe Ave, Bus Line is Steps Away. Awesome 4 Bedroom, 1.5 Bath in the heart of all the action but on a quiet side street. Gleaming Hardwoods. Full Walk Up Partially Finished Attic. Newly Remodeled Kitchen. Some Natural Gumwood Trim. Decorative Fireplace. Backyard Partially Fenced with Storage Shed. Newly Installed Driveway for Rare Off Street Personal Parking. Laundry Hook Up in Basement. This Will Sell Fast! See It Before It Sells!

6. 2017-12-07
   price $150,000 540-char remark

   Show marketing remark (540 chars)

   Open House Saturday 12/9 12-1:30! Location is everything! Walk to Cobbs Hill, the Armory, Park Ave, Monroe Ave, Bus Line is Steps Away. Awesome 4 Bedroom, 1.5 Bath in the heart of all the action but on a quiet side street. Gleaming Hardwoods. Full Walk Up Partially Finished Attic. Newly Remodeled Kitchen. Some Natural Gumwood Trim. Decorative Fireplace. Backyard Partially Fenced with Storage Shed. Newly Installed Driveway for Rare Off Street Personal Parking. Laundry Hook Up in Basement. This Will Sell Fast! See It Before It Sells!

7. 2017-11-27
   listed $160,000 Active 540-char remark

   Show marketing remark (540 chars)

   Open House Saturday 12/9 12-1:30! Location is everything! Walk to Cobbs Hill, the Armory, Park Ave, Monroe Ave, Bus Line is Steps Away. Awesome 4 Bedroom, 1.5 Bath in the heart of all the action but on a quiet side street. Gleaming Hardwoods. Full Walk Up Partially Finished Attic. Newly Remodeled Kitchen. Some Natural Gumwood Trim. Decorative Fireplace. Backyard Partially Fenced with Storage Shed. Newly Installed Driveway for Rare Off Street Personal Parking. Laundry Hook Up in Basement. This Will Sell Fast! See It Before It Sells!

8. 2015-08-19
   listed $139,900
9. 2012-11-01
   historical
10. 2012-10-30
    soldstatus $12,000
11. 2012-10-29
    listed $1,000
12. 2010-03-10
    historical
13. 2010-03-01
    soldstatus $1,000
14. 2010-01-29
    listed $1,000
15. 1993-02-02
    soldstatus $57,000

ⓘ 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: $2,511 · $209/mo
• Projected year-2 tax: $2,901 · $242/mo
• Expected delta: +$390/yr (+$33/mo · 15.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,618
• − Mortgage interest: −$10,911
• − Property taxes: −$2,511
• − Insurance: −$974
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$5,666
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $4,735/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+241.7% since first listed

15 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-22 Listed $194,777 UNYREIS
• 2018-02-14 Sold (Public Records) $150,000 Public Records
• 2018-02-13 Sold (MLS) $150,000 UNYREIS
• 2017-12-14 Pending — UNYREIS
• 2017-12-07 Price Changed $150,000 UNYREIS
• 2017-11-27 Listed $160,000 UNYREIS
• 2015-08-19 Listed $139,900 UNYREIS
• 2012-11-01 Listing Removed — UNYREIS
• 2012-10-30 Sold (MLS) $12,000 UNYREIS
• 2012-10-29 Listed $1,000 UNYREIS
• 2010-03-10 Listing Removed — UNYREIS
• 2010-03-01 Sold (MLS) $1,000 UNYREIS
• 2010-01-29 Listed $1,000 UNYREIS
• 1993-02-02 Sold (Public Records) $57,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,511 · +0.0% YoY. Source: county tax records.