90 Cottage St · Rochester, NY 14608

$124,900

3 bd · 1.0 ba · 1,303 sqft · SingleFamily public records · 15 Days on market

Built 1920 5,174 sqft lot Est $141k · 11% 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 +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to this well-kept home offering three Large sized bedrooms, one full bath, and a layout that feels both comfortable and functional. The large kitchen provides plenty of room to cook, gather, and store, flowing seamlessly into a dedicated dining room—perfect for everyday meals or hosting friends and family. Roof is only 4 years old! Beautiful hardwood floors add warmth and character throughout much of the home. Out front, a spacious covered porch offers a great spot to relax, sip your morning coffee, or unwind at the end of the day. Out back, enjoy a large yard on a quiet street, with the Genesee Riverway Trail just behind the block—ideal for walking, biking, or outdoo

Key facts

• Covered porch
• Large yard
• Large kitchen

Tags

• LARGE KITCHEN
• DEDICATED DINING ROOM
• HARDWOOD FLOORS
• COVERED PORCH
• LARGE YARD
• PEACEFUL RESIDENTIAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% 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 (+6.6%/yr); 51 active listings in the ZIP; 40 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 $1,760/mo this rent would consume 52% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $5k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.41% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.92%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $140,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Cottage St	0.00mi	3/1.0	1,303 (0%)	1mo	$145,000	$111	100
84 Stratford Park	0.39mi	3/1.0	1,275 (-2%)	1mo	$83,000	$65	78
1074 Exchange St	0.14mi	3/1.0	1,170 (-10%)	2mo	$120,000	$103	75
797 Seward St	0.40mi	3/1.5	1,336 (+2%)	1mo	$170,000	$127	75
393 Cottage St	0.36mi	2/1.0 (-1)	1,286 (-1%)	2mo	$10,000	$8	74
70 Barton St	0.33mi	2/2.0 (-1)	1,330 (+2%)	5mo	$150,000	$113	68
98 Barton St	0.37mi	3/1.0	1,401 (+8%)	5mo	$151,000	$108	66
92 Sawyer St	0.47mi	3/1.5	1,388 (+6%)	2mo	$166,000	$120	63
18 Melrose St	0.60mi	4/1.5 (+1)	1,286 (-1%)	2mo	$180,000	$140	61
455 Frost Ave	0.67mi	3/1.5	1,352 (+4%)	1mo	$77,000	$57	60
88 Monica St	0.64mi	4/1.0 (+1)	1,342 (+3%)	2mo	$97,500	$73	59
790 Genesee St	0.50mi	4/2.0 (+1)	1,389 (+7%)	2mo	$145,000	$104	55

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.86×
• Total profit: $65,104
• Equity at exit: $61,083

10-year hold

• IRR: 32.5%
• Equity multiple: 6.24×
• Total profit: $183,233
• Equity at exit: $98,157

Cash invested: $34,972 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$655
• Tax from tax record: −$73 /mo · $882/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $610

Break-even live

Break-even rent $988

Max offer price $124,900

Occupancy floor 60%

Sensitivity live

Price	-10% $680	-5% $645	+0% $610	+5% $574	+10% $539
Rent	-10% $471	-5% $540	+0% $610	+5% $679	+10% $749
Rate	-1.0pp $673	-0.5pp $641	base $610	+0.5pp $577	+1.0pp $544

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	45d	1	0.25mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	16d	1	0.46mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	45d	1	0.48mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	16d	1	0.61mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	23d	1	0.69mi
75 Stewart St Rochester, NY	2.0	1.0	1840	$1,300	$0.71	20d	1	0.81mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	45d	1	0.84mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	0.84mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	4d	5	0.86mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	25d	1	0.89mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	45d	1	0.91mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	45d	1	0.95mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	25d	1	0.96mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	25d	1	1.01mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	4d	1	1.02mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	16d	1	1.03mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	4d	1	1.03mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	45d	1	1.03mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	4d	1	1.03mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	1.03mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	4d	1	1.05mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	16d	1	1.06mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	5d	1	1.08mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	4d	1	1.11mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	12d	1	1.11mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	16d	1	1.15mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	45d	1	1.16mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	5d	1	1.18mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	23d	1	1.19mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	16d	1	1.19mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	4d	1	1.24mi
1698 Mount Hope Ave Rochester, NY	2.0	1.0	1544	$1,550	$1.00	20d	1	1.27mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	4d	15	1.28mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	4d	1	1.33mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	45d	1	1.35mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	45d	1	1.35mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	25d	1	1.35mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	25d	1	1.39mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	16d	1	1.40mi
54 Westmoreland Dr Rochester, NY	4.0	1.0	1230	$2,450	$1.99	4d	1	1.41mi

Listing history 3 events

1. 2026-02-18
   status Pending
2. 2026-02-10
   historical Active Under Contract
3. 2026-02-03
   listed $124,900 Active

ⓘ 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: $882 · $73/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$614/yr (+$51/mo · 69.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $21,117
• − Mortgage interest: −$6,996
• − Property taxes: −$882
• − Insurance: −$624
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$3,633
• Taxable income: $5,602
• Est. tax owed @ 24.0%: −$1,345
• After-tax cash flow: $5,972/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

3 events — show timeline

• 2026-02-18 Pending — UNYREIS
• 2026-02-10 Contingent — UNYREIS
• 2026-02-03 Listed $124,900 UNYREIS

Property tax history

+6.1%/yr

Latest (2025): $882 · +0.0% YoY. Source: county tax records.