75 Peck St · Rochester, NY 14609

$99,900

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 8 Days on market

Built 1900 3,485 sqft lot Est $115k · 13% under

---

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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All figures are estimated Access may be restricted, please do not disturb the tenants CASH Only AS-IS Sale

Key facts

• Tear off roof
• Full basement
• Original trim

Tags

• TURN OF THE CENTURY COLONIAL
• ORIGINAL HARDWOOD FLOORS
• ORIGINAL TRIM
• FULL BASEMENT
• FULL ATTIC
• TEAR OFF ROOF

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing building
• Construction: Wood siding; Asphalt roof; Stone foundation
• Exterior features: Covered porch; Dirt driveway; Gravel driveway; Partial fencing; Fence; Corner lot; Irregular lot; Near public transit; Residential lot; City street frontage

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level); Bedroom 4 (Second level)
• Flooring: Ceramic tile; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; See remarks; Other
• Laundry & utility: Laundry room (First level); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.9% 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 (+7.9%/yr); 199 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($65k/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 $691 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 + 7.9% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1900 — 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: 1.90% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.02%
• DSCR: 2.69
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 3rd St	0.32mi	4/1.0	1,392 (-3%)	2mo	$67,500	$48	75
699 N Goodman St	0.20mi	4/2.0	1,548 (+8%)	3mo	$110,000	$71	74
144 Peck St	0.10mi	3/1.5 (-1)	1,264 (-12%)	0mo	$173,000	$137	70
414 Garson Ave	0.43mi	3/1.0 (-1)	1,418 (-2%)	4mo	$175,000	$123	67
147 5th St	0.30mi	4/1.0	1,289 (-10%)	3mo	$150,000	$116	64
128 5th St	0.28mi	4/1.0	1,606 (+12%)	2mo	$62,000	$39	64
188 5th St	0.37mi	4/2.0	1,576 (+9%)	3mo	$65,500	$42	62
54 Rosewood	0.58mi	4/1.5	1,366 (-5%)	3mo	$93,000	$68	62
74 Copeland St	0.56mi	3/1.0 (-1)	1,482 (+3%)	4mo	$147,500	$100	59
865 N Goodman St	0.42mi	4/1.5	1,245 (-14%)	2mo	$76,000	$61	57
61 Crombie St	0.49mi	5/2.0 (+1)	1,540 (+7%)	2mo	$123,000	$80	57
322 Grand Ave	0.61mi	4/2.0	1,555 (+8%)	2mo	$139,200	$90	54

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.79×
• Total profit: $50,033
• Equity at exit: $14,895

10-year hold

• IRR: 47.9%
• Equity multiple: 6.74×
• Total profit: $160,643
• Equity at exit: $8,638

Cash invested: $27,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $886

Break-even live

Break-even rent $775

Max offer price $99,900

Occupancy floor 48%

Sensitivity live

Price	-10% $943	-5% $915	+0% $886	+5% $858	+10% $830
Rent	-10% $736	-5% $811	+0% $886	+5% $961	+10% $1,036
Rate	-1.0pp $937	-0.5pp $912	base $886	+0.5pp $860	+1.0pp $834

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.31mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.42mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.42mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.52mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.54mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	0.68mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.73mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.84mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.92mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	1.01mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.07mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.07mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.12mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.19mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	1.27mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.29mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.35mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	1.35mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	1.36mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   status $99,900 Pending 8 DOM
2. 2026-06-18
   days on market $99,900 Active 8 DOM
3. 2026-06-17
   days on market $99,900 Active 7 DOM
4. 2026-06-16
   days on market $99,900 Active 6 DOM
5. 2026-06-15
   days on market $99,900 Active 5 DOM
6. 2026-06-13
   days on market $99,900 Active 3 DOM
7. 2026-06-13
   remarks 605-char remark
8. 2026-06-13
   listed $99,900 Active 2 DOM

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$564/yr (+$47/mo · 100.5%)

ⓘ 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 ≥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: $22,762
• − Mortgage interest: −$5,596
• − Property taxes: −$561
• − Insurance: −$500
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$2,906
• Taxable income: $9,558
• Est. tax owed @ 24.0%: −$2,294
• After-tax cash flow: $8,341/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+207.4% since first listed

8 events — show timeline

• 2026-06-10 Listed $99,900 UNYREIS
• 2019-06-10 Sold (MLS) $40,000 UNYREIS
• 2019-04-29 Pending — UNYREIS
• 2019-03-21 Relisted — UNYREIS
• 2019-01-23 Pending — UNYREIS
• 2019-01-17 Listed $49,900 UNYREIS
• 2013-11-13 Sold (MLS) $25,000 UNYREIS
• 2013-08-14 Listed $32,500 UNYREIS

Property tax history

-1.5%/yr

Latest (2025): $561 · -6.3% YoY. Source: county tax records.