7 Riverbank Pl · Rochester, NY 14621

$150,000

6 bd · 3.0 ba · 2,444 sqft · Townhouse · 90 Days on market

Built 1925 Fair condition 4,791 sqft lot $61/sqft · 51% above area

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another Rockin' Rochester Property! The very last house on a quiet street that overlooks the Genesee River Gorge. Listen to the water when sitting on your front porch! All mechanicals under 10 yrs old, roof was complete tear off about 15 yrs ago. Brand new C of O good until 2032! Each apartment three bedrooms with an attic and basement AND 1.5 baths! Great rental yield! $2500/month!

Key facts

• Attic
• Front porch
• Basement

Tags

• FRONT PORCH
• MECHANICALS UNDER 10 YRS OLD
• COMPLETE TEAR OFF ROOF
• THREE BEDROOMS
• ATTIC
• BASEMENT

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath townhouse listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $496 ($6k/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: $141k (6.0% 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: 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: School 8-Roberto Clemente (math 2% / reading 8%, grade F, #2,098 of 2,108 statewide, top 100%, 464 students, 94% 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 (+8.9%/yr); 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,940/mo this rent would consume 66% 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 $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 + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $99,435
• List price: $150,000
• Delta: 50.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Avenue C	0.22mi	6/3.0	2,402 (-2%)	16mo	$87,000	$36	74
84 Avenue B	0.18mi	7/3.0 (+1)	2,766 (+13%)	2mo	$102,000	$37	63
127 Avenue B	0.20mi	6/2.0	2,172 (-11%)	9mo	$75,000	$35	61
53 Locust St	0.50mi	5/3.0 (-1)	2,376 (-3%)	9mo	$63,000	$27	60
159-161 Conkey Ave	0.30mi	5/2.0 (-1)	2,256 (-8%)	15mo	$70,000	$31	52
97 Ambrose St	0.73mi	6/2.5	2,410 (-1%)	13mo	$75,000	$31	51
228 Parkway	0.66mi	6/2.0	2,276 (-7%)	6mo	$116,000	$51	49
901 Lake Ave	0.48mi	5/3.0 (-1)	2,624 (+7%)	15mo	$108,000	$41	48
222-224 Selye Ter	0.71mi	5/2.0 (-1)	2,496 (+2%)	13mo	$127,500	$51	43
272 Avenue C	0.49mi	6/2.0	2,800 (+15%)	13mo	$73,000	$26	38
585-587 Conkey Ave	0.69mi	5/2.0 (-1)	2,141 (-12%)	8mo	$75,000	$35	32
100-102 Parkway	0.75mi	5/2.0 (-1)	2,130 (-13%)	4mo	$130,000	$61	31

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: 10.0%
• Equity multiple: 1.42×
• Total profit: $17,574
• Equity at exit: $22,365

10-year hold

• IRR: 22.9%
• Equity multiple: 3.45×
• Total profit: $102,777
• Equity at exit: $12,969

Cash invested: $42,000 (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: 116
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $496

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $600	-5% $548	+0% $496	+5% $444	+10% $392
Rent	-10% $343	-5% $419	+0% $496	+5% $573	+10% $649
Rate	-1.0pp $572	-0.5pp $534	base $496	+0.5pp $457	+1.0pp $418

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	1.30mi

Listing history 10 events

1. 2026-06-10
   days on market $150,000 Active 90 DOM
2. 2026-06-09
   days on market $150,000 Active 89 DOM
3. 2026-06-09
   days on market $150,000 Active 88 DOM
4. 2026-06-07
   days on market $150,000 Active 87 DOM
5. 2026-06-05
   days on market $150,000 Active 84 DOM
6. 2026-06-03
   days on market $150,000 Active 83 DOM
7. 2026-06-03
   days on market $150,000 Active 82 DOM
8. 2026-06-01
   days on market $150,000 Active 81 DOM
9. 2026-05-31
   days on market $150,000 Active 80 DOM
10. 2026-03-11
    listed $150,000 Active 385-char remark

    Show marketing remark (385 chars)

    Another Rockin' Rochester Property! The very last house on a quiet street that overlooks the Genesee River Gorge. Listen to the water when sitting on your front porch! All mechanicals under 10 yrs old, roof was complete tear off about 15 yrs ago. Brand new C of O good until 2032! Each apartment three bedrooms with an attic and basement AND 1.5 baths! Great rental yield! $2500/month!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,282
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$4,364
• Taxable income: $3,791
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $5,044/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to its exterior, flooring, and interior walls to improve its condition and value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major flooring — Worn-out carpet
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both New exterior siding — Enhances curb appeal and property value
• Both New flooring — Improves living space and rental appeal
• Both Interior paint job — Freshens up the interior and enhances rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New exterior siding — Enhances curb appeal and property value ↑
• Both New flooring — Improves living space and rental appeal ↑
• Both Interior paint job — Freshens up the interior and enhances rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-11 Listed $150,000 UNYREIS