15 De Jonge St · Rochester, NY 14621

$89,900

8 bd · 2.0 ba · 2,710 sqft · SingleFamily · 25 Days on market

Built 1880 Good condition 9,148 sqft lot $33/sqft · 64% below 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EASY SELLER FINANCING AVAILABLE – TWO SEPARATE DETACHED SINGLE FAMILY HOUSES ON ONE LARGE LOT – HOUSE #1 (FRONT) IS A 4/5 BED SINGLE FAMILY HOME – NEW C OF O GOOD THROUGH 10/2028 WAS JUST ISSUED – ALL THE BIG TICKET ITEMS ARE TAKEN CARE OF – VINYL REPLACEMENT WINDOWS – EXTERIOR PAINT - UPDATED FURNACE & HOT WATER TANK – ALL UTILITIES ARE CURRENTLY ON & FUNCTIONAL– PROJECTED RENT OF $1650 PER MONTH – HOUSE #2 (REAR) IS FIXER UPPER – 2/3 BED – LAYOUT WHEN COMPLETE – NEEDS FINISHES AND MECHANICALS – PROJECTED RENT OF $1350 PER MONTH WHEN COMPLETE –DELIVERED VACANT & HEADACHE FREE - CASH COW WHEN COMPLETED - BRING YOUR OFFERS & YOUR FINISHES! Square Footage includes second story in rear house. Listed As SFR Under:R1675157

Key facts

• Hot water tank
• Updated furnace
• Move in ready

Tags

• VINYL REPLACEMENT WINDOWS
• UPDATED FURNACE
• HOT WATER TANK
• MOVE IN READY

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-story; Existing construction
• Construction: Wood siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Guest house; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Five main-level bedrooms; Bedroom on main level; In-law suite included
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas heating; Baseboard heating; Forced air; Has heating
• Interior features: Attic; Eat-in kitchen; Separate/formal living room; In-law floorplan; See remarks
• Laundry & utility: Laundry on main level; Gas water heater

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$246,420) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $904 ($11k/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: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: 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 9-Dr Martin Luther King Jr (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 620 students, 95% 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; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,931/mo this rent would consume 65% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $14k; list at $90k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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: 2.15% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.10%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $246,420
• List price: $89,900
• Delta: -63.52%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Maria St	0.18mi	7/3.0 (-1)	2,438 (-10%)	2mo	$129,777	$53	64

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: 45.5%
• Equity multiple: 3.12×
• Total profit: $53,250
• Equity at exit: $13,404

10-year hold

• IRR: 53.5%
• Equity multiple: 7.64×
• Total profit: $167,080
• 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: 116
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $904

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 48%

Sensitivity live

Price	-10% $966	-5% $935	+0% $904	+5% $873	+10% $842
Rent	-10% $752	-5% $828	+0% $904	+5% $980	+10% $1,057
Rate	-1.0pp $949	-0.5pp $927	base $904	+0.5pp $881	+1.0pp $857

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: —

Listing history 11 events

1. 2026-05-15
   status Pending 911-char remark

   Show marketing remark (835 chars)

   EASY SELLER FINANCING AVAILABLE – TWO SEPARATE DETACHED SINGLE FAMILY HOUSES ON ONE LARGE LOT – HOUSE #1 (FRONT) IS A 4/5 BED SINGLE FAMILY HOME – NEW C OF O GOOD THROUGH 10/2028 WAS JUST ISSUED – ALL THE BIG TICKET ITEMS ARE TAKEN CARE OF – VINYL REPLACEMENT WINDOWS – EXTERIOR PAINT - UPDATED FURNACE & HOT WATER TANK – ALL UTILITIES ARE CURRENTLY ON & FUNCTIONAL– PROJECTED RENT OF $1650 PER MONTH – HOUSE #2 (REAR) IS FIXER UPPER – 2/3 BED – LAYOUT WHEN COMPLETE – NEEDS FINISHES AND MECHANICALS – PROJECTED RENT OF $1350 PER MONTH WHEN COMPLETE –DELIVERED VACANT & HEADACHE FREE - CASH COW WHEN COMPLETED - BRING YOUR OFFERS & YOUR FINISHES! Square Footage includes second story in rear house. Listed As SFR Under:R1675157

2. 2026-05-15
   status Pending 835-char remark

   Show marketing remark (835 chars)

   EASY SELLER FINANCING AVAILABLE – TWO SEPARATE DETACHED SINGLE FAMILY HOUSES ON ONE LARGE LOT – HOUSE #1 (FRONT) IS A 4/5 BED SINGLE FAMILY HOME – NEW C OF O GOOD THROUGH 10/2028 WAS JUST ISSUED – ALL THE BIG TICKET ITEMS ARE TAKEN CARE OF – VINYL REPLACEMENT WINDOWS – EXTERIOR PAINT - UPDATED FURNACE & HOT WATER TANK – ALL UTILITIES ARE CURRENTLY ON & FUNCTIONAL– PROJECTED RENT OF $1650 PER MONTH – HOUSE #2 (REAR) IS FIXER UPPER – 2/3 BED – LAYOUT WHEN COMPLETE – NEEDS FINISHES AND MECHANICALS – PROJECTED RENT OF $1350 PER MONTH WHEN COMPLETE –DELIVERED VACANT & HEADACHE FREE - CASH COW WHEN COMPLETED - BRING YOUR OFFERS & YOUR FINISHES! Square Footage includes second story in rear house. Listed As SFR Under:R1675157

3. 2026-04-20
   listed $89,900 Active 911-char remark

   Show marketing remark (835 chars)

   EASY SELLER FINANCING AVAILABLE – TWO SEPARATE DETACHED SINGLE FAMILY HOUSES ON ONE LARGE LOT – HOUSE #1 (FRONT) IS A 4/5 BED SINGLE FAMILY HOME – NEW C OF O GOOD THROUGH 10/2028 WAS JUST ISSUED – ALL THE BIG TICKET ITEMS ARE TAKEN CARE OF – VINYL REPLACEMENT WINDOWS – EXTERIOR PAINT - UPDATED FURNACE & HOT WATER TANK – ALL UTILITIES ARE CURRENTLY ON & FUNCTIONAL– PROJECTED RENT OF $1650 PER MONTH – HOUSE #2 (REAR) IS FIXER UPPER – 2/3 BED – LAYOUT WHEN COMPLETE – NEEDS FINISHES AND MECHANICALS – PROJECTED RENT OF $1350 PER MONTH WHEN COMPLETE –DELIVERED VACANT & HEADACHE FREE - CASH COW WHEN COMPLETED - BRING YOUR OFFERS & YOUR FINISHES! Square Footage includes second story in rear house. Listed As SFR Under:R1675157

4. 2026-04-20
   listed $89,900 Active 835-char remark

   Show marketing remark (835 chars)

   EASY SELLER FINANCING AVAILABLE – TWO SEPARATE DETACHED SINGLE FAMILY HOUSES ON ONE LARGE LOT – HOUSE #1 (FRONT) IS A 4/5 BED SINGLE FAMILY HOME – NEW C OF O GOOD THROUGH 10/2028 WAS JUST ISSUED – ALL THE BIG TICKET ITEMS ARE TAKEN CARE OF – VINYL REPLACEMENT WINDOWS – EXTERIOR PAINT - UPDATED FURNACE & HOT WATER TANK – ALL UTILITIES ARE CURRENTLY ON & FUNCTIONAL– PROJECTED RENT OF $1650 PER MONTH – HOUSE #2 (REAR) IS FIXER UPPER – 2/3 BED – LAYOUT WHEN COMPLETE – NEEDS FINISHES AND MECHANICALS – PROJECTED RENT OF $1350 PER MONTH WHEN COMPLETE –DELIVERED VACANT & HEADACHE FREE - CASH COW WHEN COMPLETED - BRING YOUR OFFERS & YOUR FINISHES! Square Footage includes second story in rear house. Listed As SFR Under:R1675157

5. 2026-04-17
   historical
6. 2026-04-17
   historical
7. 2026-03-26
   listed $99,900 Active
8. 2026-03-26
   listed $99,900 Active
9. 2016-07-01
   soldstatus $14,200 Closed Sale or Rented
10. 2016-06-09
    status Pending Sale
11. 2016-05-22
    listed $12,900 Active

ⓘ 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: $23,171
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$2,615
• Taxable income: $10,014
• Est. tax owed @ 24.0%: −$2,403
• After-tax cash flow: $8,446/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

Good 75/100 Cosmetic rehab

This single-family home is move-in ready with good condition and fresh updates, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Landscaping — Well-maintained lawn improves curb appeal and rental value
• Both Replace windows — Older windows can reduce energy efficiency and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained lawn improves curb appeal and rental value ↑
• Both Replace windows — Older windows can reduce energy efficiency and value ↑

ⓘ 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

+596.9% since first listed

11 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-15 Pending — UNYREIS
• 2026-04-20 Listed $89,900 UNYREIS
• 2026-04-20 Listed $89,900 UNYREIS
• 2026-04-17 Listing Removed — UNYREIS
• 2026-04-17 Listing Removed — UNYREIS
• 2026-03-26 Listed $99,900 UNYREIS
• 2026-03-26 Listed $99,900 UNYREIS
• 2016-07-01 Sold (MLS) $14,200 UNYREIS
• 2016-06-09 Pending — UNYREIS
• 2016-05-22 Listed $12,900 UNYREIS