11 Alice St · Rochester, NY 14611

$119,777

2 bd · 1.0 ba · 1,678 sqft · SingleFamily public records · 7 Days on market

Built 1990 4,792 sqft lot Est $117k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +6.6/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome home! Rarely available, beautiful and cozy 2 bedroom ranch in the city built in the 90's! Upon entry you will find a very spacious living room with laminate flooring and natural light. Through the living room is a galley kitchen with solid surface countertops and space for an eat in table with a cute storage nook that can easily become an open pantry. 2 very generously sized bedrooms with wall to wall carpet and a big and bright bathroom with a full tub surround round out the first floor. In the basement you will find 3 separate fully finished rooms perfect for extra living space, a rec room and more along with a second full bathroom! Laundry and storage room are spacious and dry. C

Key facts

• Galley kitchen
• Rec room
• Fully finished rooms

Tags

• GALLEY KITCHEN
• SOLID SURFACE COUNTERTOPS
• STORAGE NOOK
• FULLY FINISHED ROOMS
• REC ROOM
• SECOND FULL BATHROOM

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Cable available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story home; Existing construction
• Construction: Asphalt roof; Vinyl siding; Copper plumbing; Block foundation; Finished basement (below-grade finished area)
• Exterior features: Blacktop driveway; Patio; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms on the main level; Convertible bedroom (could serve other uses)
• Flooring: Carpet; Laminate; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas heating; Forced air
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Solid surface counters; Convertible bedroom; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

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 (+6.4%/yr); 78 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,512/mo this rent would consume 58% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $828 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 (-2.9% appreciation + 6.4% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $43k; list at $120k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,777

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $117,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1145 Maple St	0.24mi	3/1.0 (+1)	1,572 (-6%)	5mo	$163,000	$104	69
760 Jay St	0.71mi	2/2.0	1,684 (+0%)	2mo	$29,900	$18	61
71 Lorenzo St	0.46mi	3/1.0 (+1)	1,544 (-8%)	6mo	$70,000	$45	55
457 Mount Read Blvd	0.57mi	3/1.5 (+1)	1,811 (+8%)	7mo	$175,000	$97	48
77 Post Ave	0.64mi	3/2.0 (+1)	1,601 (-5%)	8mo	$215,000	$134	47
51 Salina St	0.53mi	3/1.5 (+1)	1,821 (+8%)	8mo	$128,000	$70	47
22 Lisbon St	0.57mi	3/1.5 (+1)	1,488 (-11%)	6mo	$125,500	$84	43
249 Lincoln Ave	0.63mi	3/1.5 (+1)	1,492 (-11%)	4mo	$103,000	$69	42
588 Mount Read Blvd	0.71mi	3/2.0 (+1)	1,786 (+6%)	9mo	$109,900	$62	40
7 Rugraff St	0.74mi	3/1.0 (+1)	1,487 (-11%)	2mo	$78,000	$52	40
38 Cedar St	0.52mi	3/1.0 (+1)	1,429 (-15%)	8mo	$75,000	$52	39
59 Devonshire Ct	0.73mi	3/1.5 (+1)	1,483 (-12%)	8mo	$169,900	$115	33

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

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.46×
• Total profit: $15,374
• Equity at exit: $18,225

10-year hold

• IRR: 22.4%
• Equity multiple: 3.22×
• Total profit: $74,420
• Equity at exit: $10,986

Cash invested: $33,538 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$628
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $458

Break-even live

Break-even rent $932

Max offer price $119,777

Occupancy floor 65%

Sensitivity live

Price	-10% $526	-5% $492	+0% $458	+5% $424	+10% $390
Rent	-10% $339	-5% $398	+0% $458	+5% $518	+10% $577
Rate	-1.0pp $518	-0.5pp $488	base $458	+0.5pp $427	+1.0pp $395

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: $29,944
• Closing costs: $3,593
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	45d	1	0.33mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	45d	1	0.37mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	0.41mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	4d	1	0.53mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.56mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.63mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	0.68mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	45d	1	0.81mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	0.82mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.90mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	15d	1	0.94mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	1.11mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	45d	1	1.14mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.17mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	1.21mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	1.27mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	45d	1	1.29mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	4d	1	1.29mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	45d	1	1.29mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.30mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.46mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $119,777 Pending 7 DOM
2. 2026-06-03
   days on market $119,777 Active 6 DOM
3. 2026-06-03
   days on market $119,777 Active 5 DOM
4. 2026-06-01
   days on market $119,777 Active 4 DOM
5. 2026-05-31
   days on market $119,777 Active 3 DOM
6. 2026-05-28
   listed $119,777 Active
7. 2010-01-25
   soldstatus $43,000

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $1,363 · $114/mo
• Expected delta: +$661/yr (+$55/mo · 94.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $18,145
• − Mortgage interest: −$6,709
• − Property taxes: −$702
• − Insurance: −$599
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,484
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $4,597/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+178.6% since first listed

2 events — show timeline

• 2026-05-28 Listed $119,777 UNYREIS
• 2010-01-25 Sold (Public Records) $43,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $702 · +0.0% YoY. Source: county tax records.