455 Frost Ave · Rochester, NY 14611

$79,900

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 20 Days on market

Built 1910 3,920 sqft lot Est $141k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Can be sold in a bundle or single sale. Text Listing Agent for Group Showings . 595 Emerson St, 24 Lois St , 32 Rockland Park , 455 Frost Ave, 44 Enterprise St as a package for $170K As Is.

Key facts

• Updated windows
• Full basement
• Glass block windows

Tags

• GENESEE JEFFERSON NEIGHBORHOOD
• FRONT AND REAR PORCHES
• VINYL SIDING
• FULL BASEMENT
• GLASS BLOCK WINDOWS
• UPDATED WINDOWS

Property features AI

Finance

• Other: Additional property details are restricted and require sign-in to view
• Financial info: Financial details not available without sign-in
• HOA & community: HOA and community details not available without sign-in

Exterior

• Parking: Parking details not available without sign-in
• Security: Security features not available without sign-in
• Utilities: Utilities information not available without sign-in
• Home design: Property type and layout details not available without sign-in
• Construction: Construction details not available without sign-in
• Exterior features: Lot and exterior details not available without sign-in

Interior

• Kitchen: Kitchen details not available without sign-in
• Bedrooms: Bedrooms information not available without sign-in
• Flooring: Flooring details not available without sign-in
• Bathrooms: Bathroom information not available without sign-in
• Heating & cooling: Heating and cooling details not available without sign-in
• Interior features: Basement (details not provided)
• Laundry & utility: Laundry and utility details not available without sign-in

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,587/mo this rent would consume 61% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 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 $63k; 27% 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.

Recommended offer $78,701 (1.5% below list)

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: 1.99% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.78%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $140,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 Frost Ave	0.00mi	3/1.5	1,352 (0%)	1mo	$77,000	$57	97
797 Seward St	0.68mi	3/1.5	1,336 (-1%)	1mo	$170,000	$127	64
18 Melrose St	0.43mi	4/1.5 (+1)	1,286 (-5%)	2mo	$180,000	$140	63
92 Sawyer St	0.61mi	3/1.5	1,388 (+3%)	2mo	$166,000	$120	63
90 Cottage St	0.67mi	3/1.0	1,303 (-4%)	1mo	$145,000	$111	62
84 Stratford Park	0.64mi	3/1.0	1,275 (-6%)	1mo	$83,000	$65	60
393 Cottage St	0.55mi	2/1.0 (-1)	1,286 (-5%)	2mo	$10,000	$8	60
91 Columbia Ave	0.46mi	3/1.5	1,518 (+12%)	0mo	$145,000	$96	56
790 Genesee St	0.67mi	4/2.0 (+1)	1,389 (+3%)	2mo	$145,000	$104	54
1074 Exchange St	0.63mi	3/1.0	1,170 (-14%)	2mo	$120,000	$103	47
33 Sawyer St	0.61mi	3/1.0	1,540 (+14%)	4mo	$120,000	$78	45
195 Aberdeen St	0.60mi	3/1.5	1,550 (+15%)	5mo	$249,000	$161	42

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: 39.9%
• Equity multiple: 2.79×
• Total profit: $40,079
• Equity at exit: $12,158

10-year hold

• IRR: 47.7%
• Equity multiple: 6.38×
• Total profit: $120,376
• Equity at exit: $7,329

Cash invested: $22,372 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$419
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $742

Break-even live

Break-even rent $648

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $787	-5% $764	+0% $742	+5% $719	+10% $696
Rent	-10% $616	-5% $679	+0% $742	+5% $804	+10% $867
Rate	-1.0pp $782	-0.5pp $762	base $742	+0.5pp $721	+1.0pp $700

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.07mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.23mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.25mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.25mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.31mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.40mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.55mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.55mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.63mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.79mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.84mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.94mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	0.98mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	0.99mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	0.99mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	1.00mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	1.00mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	1.03mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	22d	1	1.08mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.09mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.10mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	1.10mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.11mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	1.12mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	1.13mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.13mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.14mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	1.15mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.16mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	1.16mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.18mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	1.18mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	1.19mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.20mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	1.21mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	1.23mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.30mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.31mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	1.33mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.41mi

Listing history 14 events

1. 2026-04-08
   status Pending
2. 2026-04-07
   historical Active Under Contract
3. 2026-03-19
   listed $79,900 Active
4. 2021-05-19
   soldstatus $62,950
5. 2018-07-20
   soldstatus $30,000 Closed Sale or Rented 191-char remark

   Show marketing remark (191 chars)

   Can be sold in a bundle or single sale. Text Listing Agent for Group Showings . 595 Emerson St, 24 Lois St , 32 Rockland Park , 455 Frost Ave, 44 Enterprise St as a package for $170K As Is.

6. 2018-07-09
   soldstatus $30,000
7. 2018-05-15
   status Pending Sale 191-char remark

   Show marketing remark (191 chars)

   Can be sold in a bundle or single sale. Text Listing Agent for Group Showings . 595 Emerson St, 24 Lois St , 32 Rockland Park , 455 Frost Ave, 44 Enterprise St as a package for $170K As Is.

8. 2018-01-05
   listed $36,000 Active 191-char remark

   Show marketing remark (191 chars)

   Can be sold in a bundle or single sale. Text Listing Agent for Group Showings . 595 Emerson St, 24 Lois St , 32 Rockland Park , 455 Frost Ave, 44 Enterprise St as a package for $170K As Is.

9. 2017-06-30
   historical
10. 2017-03-31
    listed $39,900 Active
11. 2010-06-25
    soldstatus $12,000
12. 2010-04-19
    listed $13,900
13. 2006-11-09
    soldstatus $39,900
14. 2005-11-01
    soldstatus $15,000

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$318/yr (+$27/mo · 44.6%)

ⓘ 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 ≥96°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: $19,040
• − Mortgage interest: −$4,476
• − Property taxes: −$714
• − Insurance: −$400
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$2,324
• Taxable income: $8,080
• Est. tax owed @ 24.0%: −$1,939
• After-tax cash flow: $6,961/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

+432.7% since first listed

14 events — show timeline

• 2026-04-08 Pending — UNYREIS
• 2026-04-07 Contingent — UNYREIS
• 2026-03-19 Listed $79,900 UNYREIS
• 2021-05-19 Sold (Public Records) $62,950 Public Records
• 2018-07-20 Sold (MLS) $30,000 UNYREIS
• 2018-07-09 Sold (Public Records) $30,000 Public Records
• 2018-05-15 Pending — UNYREIS
• 2018-01-05 Listed $36,000 UNYREIS
• 2017-06-30 Listing Removed — UNYREIS
• 2017-03-31 Listed $39,900 UNYREIS
• 2010-06-25 Sold (MLS) $12,000 UNYREIS
• 2010-04-19 Listed $13,900 UNYREIS
• 2006-11-09 Sold (Public Records) $39,900 Public Records
• 2005-11-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $714 · +0.0% YoY. Source: county tax records.