74 Weld St · Rochester, NY 14605

$64,900

5 bd · 1.5 ba · 1,758 sqft · SingleFamily public records · 11 Days on market

Built 1900 3,328 sqft lot Est $123k · 47% 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
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

URBAN LIVING AT IT’S FINEST ——> ENJOY WALKING TO THE ROCHESTER PUBLIC MARKET (VOTED #1 PUBLIC MARKET IN THE COUNTRY), EASTMAN SCHOOL OF MUSIC, NIGHTLIFE, RESTAURANTS, etc! This CLASSIC COLONIAL offers ULTIMATE WALKABILITY for the ROCHESTER URBANITE looking to experience the BEST OF CITY LIVING! COVERED PORCH, OVERSIZED WINDOWS, GENEROUSLY SIZED LIVING AREA, FORMAL DINING ROOM, CONVENIENT * * * FIRST FLOOR BEDROOM * * * , LIGHT FILLED EAT-IN KITCHEN, * * * BONUS FIRST FLOOR FLEX ROOM * * * (OFFICE, DEN, HOME GYM), WELL PROPORTIONED BEDROOMS, FULL BASEMENT with WORKSHOP AREA and PLENTY OF STORAGE SPACE, OFF STREET PARKING. Estate sale - property sold as is. No a

Key facts

• Covered porch
• Off street parking
• 3,328 sq ft lot

Tags

• FIRST FLOOR FLEX ROOM
• LIGHT FILLED EAT IN KITCHEN
• COVERED PORCH
• OFF STREET PARKING

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected; High-speed internet available; Sewer connected; Public water connected
• Home design: Two-story house; Existing construction
• Construction: Composite siding; Stone foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence

Interior

• Kitchen: Eat-in kitchen; Gas water heater (appliance listed)
• Bedrooms: One bedroom on the main level; Convertible bedroom
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; Main level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Radiator heating; Has heating
• Interior features: Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Convertible bedroom; Other (see remarks)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 27.0% 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: 32 active listings in the ZIP; 5 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 $1,954/mo this rent would consume 111% of the median local household income ($21k/yr) (locally 1108% 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 $985 of equity ($449 loan paydown + $536 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $65k implies a 319% 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 $64,900

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: 3.01% ✓
• Cap rate: 26.96%
• Cash-on-cash: 73.80%
• DSCR: 4.28
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $123,060
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Kenilworth Ter	0.27mi	4/1.5 (-1)	1,800 (+2%)	2mo	$222,000	$123	77
72 Weld St	0.01mi	4/1.5 (-1)	1,530 (-13%)	7mo	$116,200	$76	67
132 Lyndhurst St	0.06mi	6/1.5 (+1)	1,988 (+13%)	6mo	$140,000	$70	65
144 Lewis St	0.21mi	5/2.0	1,990 (+13%)	2mo	$73,000	$37	64
27 Skuse St	0.29mi	4/1.0 (-1)	1,675 (-5%)	13mo	$63,000	$38	61
35 Council St	0.73mi	4/2.0 (-1)	1,745 (-1%)	4mo	$90,000	$52	54
118 Peck St	0.64mi	4/2.5 (-1)	1,578 (-10%)	11mo	$202,500	$128	34

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

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.6%
• Equity multiple: 4.95×
• Total profit: $71,857
• Equity at exit: $21,570

10-year hold

• IRR: 77.7%
• Equity multiple: 10.12×
• Total profit: $165,803
• Equity at exit: $28,217

Cash invested: $18,172 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$340
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,118

Break-even live

Break-even rent $539

Max offer price $64,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,154	-5% $1,136	+0% $1,118	+5% $1,099	+10% $1,081
Rent	-10% $963	-5% $1,040	+0% $1,118	+5% $1,195	+10% $1,272
Rate	-1.0pp $1,150	-0.5pp $1,134	base $1,118	+0.5pp $1,101	+1.0pp $1,084

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.84mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	1.12mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.21mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.24mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.41mi

Listing history 11 events

1. 2026-06-17
   status $64,900 Pending 11 DOM
2. 2026-06-17
   days on market $64,900 Active 11 DOM
3. 2026-06-16
   days on market $64,900 Active 10 DOM
4. 2026-06-15
   days on market $64,900 Active 9 DOM
5. 2026-06-13
   days on market $64,900 Active 7 DOM
6. 2026-06-13
   days on market $64,900 Active 6 DOM
7. 2026-06-10
   days on market $64,900 Active 4 DOM
8. 2026-06-09
   days on market $64,900 Active 3 DOM
9. 2026-06-09
   days on market $64,900 Active 2 DOM
10. 2026-06-07
    remarks 678-char remark
11. 2026-06-07
    listed $64,900 Active 1 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: $701 · $58/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$198/yr (+$17/mo · 28.3%)

ⓘ 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: $23,443
• − Mortgage interest: −$3,635
• − Property taxes: −$701
• − Insurance: −$324
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$1,888
• Taxable income: $13,144
• Est. tax owed @ 24.0%: −$3,154
• After-tax cash flow: $10,256/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• 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

+318.7% since first listed

2 events — show timeline

• 2026-06-06 Listed $64,900 UNYREIS
• 1998-06-05 Sold (Public Records) $15,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $701 · -6.2% YoY. Source: county tax records.