961 Arnett Blvd · Rochester, NY 14619

$149,900

2 bd · 2.0 ba · 1,527 sqft · Townhouse public records · 6 Days on market

Built 1930 4,620 sqft lot Est $150k · at est.

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.4/15.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great two family! New kitchen floors, all appliances included. Up unit has full finished attic for extra space. Detached two car garage, full open porch. Aluminum siding. Is eligible for the $9,000 U of R Grant program. The house RG & E budget is only $119 per month. Live here for $200 per month with only receiving $500 in rent.

Key facts

• 2 garage spots
• Built 1930
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: 48 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $57k; list at $150k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1930 — 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: 1.10% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $149,646
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
961 Arnett Blvd	0.00mi	2/2.0	1,527 (0%)	0mo	$150,000	$98	100
181 Farragut St	0.12mi	3/2.0 (+1)	1,750 (+15%)	21mo	$80,000	$46	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,700
• Equity at exit: $22,351

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $23,267
• Equity at exit: $12,961

Cash invested: $41,972 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$786
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $323

Break-even live

Break-even rent $1,241

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	0.23mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	0.51mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.61mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.77mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.81mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.81mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.94mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	1.10mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.17mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.21mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.21mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.28mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.42mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	1.43mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.46mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	1.49mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   listed $149,900 Active
3. 2017-12-14
   soldstatus $57,000 Closed Sale or Rented 335-char remark

   Show marketing remark (335 chars)

   Great two family! New kitchen floors, all appliances included. Up unit has full finished attic for extra space. Detached two car garage, full open porch. Aluminum siding. Is eligible for the $9,000 U of R Grant program. The house RG & E budget is only $119 per month. Live here for $200 per month with only receiving $500 in rent.

4. 2017-12-14
   soldstatus $57,000

   Show marketing remark (335 chars)

   Great two family! New kitchen floors, all appliances included. Up unit has full finished attic for extra space. Detached two car garage, full open porch. Aluminum siding. Is eligible for the $9,000 U of R Grant program. The house RG & E budget is only $119 per month. Live here for $200 per month with only receiving $500 in rent.

5. 2017-09-08
   status Pending Sale 335-char remark

   Show marketing remark (335 chars)

   Great two family! New kitchen floors, all appliances included. Up unit has full finished attic for extra space. Detached two car garage, full open porch. Aluminum siding. Is eligible for the $9,000 U of R Grant program. The house RG & E budget is only $119 per month. Live here for $200 per month with only receiving $500 in rent.

6. 2017-07-06
   price $64,900 335-char remark

   Show marketing remark (335 chars)

   Great two family! New kitchen floors, all appliances included. Up unit has full finished attic for extra space. Detached two car garage, full open porch. Aluminum siding. Is eligible for the $9,000 U of R Grant program. The house RG & E budget is only $119 per month. Live here for $200 per month with only receiving $500 in rent.

7. 2017-06-10
   listed $69,900 Active 335-char remark

   Show marketing remark (335 chars)

   Great two family! New kitchen floors, all appliances included. Up unit has full finished attic for extra space. Detached two car garage, full open porch. Aluminum siding. Is eligible for the $9,000 U of R Grant program. The house RG & E budget is only $119 per month. Live here for $200 per month with only receiving $500 in rent.

8. 2005-08-02
   soldstatus $65,000

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$475/yr (+$40/mo · 30.0%)

ⓘ 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: $19,808
• − Mortgage interest: −$8,397
• − Property taxes: −$1,584
• − Insurance: −$750
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,361
• Taxable income: $1,547
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,510/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
• City population: 432,803
• Population (ZIP): 14,223

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+130.6% since first listed

8 events — show timeline

• 2026-04-20 Pending — UNYREIS
• 2026-04-14 Listed $149,900 UNYREIS
• 2017-12-14 Sold (Public Records) $57,000 Public Records
• 2017-12-14 Sold (MLS) $57,000 UNYREIS
• 2017-09-08 Pending — UNYREIS
• 2017-07-06 Price Changed $64,900 UNYREIS
• 2017-06-10 Listed $69,900 UNYREIS
• 2005-08-02 Sold (Public Records) $65,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,584 · +0.0% YoY. Source: county tax records.