557 Maple St · Rochester, NY 14611

$85,000

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 12 Days on market

Built 1880 5,227 sqft lot Est $93k · 8% under

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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 +11.3/15.0
• 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

Another Rockin' Rochester Property! See attached c/o; issued 5/28/2019 & expires 6/2025. Fantastic tenant on a one year lease that expires 2/2023. Seller will not give notice to tenant to move. Tenant has been in place for a few years and will require 90 day notice to move. No owner occupant offers will be accepted without letter from institution verifying occupancy will not take place for minimum of 90- days after closing. GAI $10,800. Can be purchased individually or as a package (see attached).

Key facts

• Updated mechanicals
• Vinyl siding
• Fully fenced yard

Tags

• FULLY FENCED YARD
• CLEAN AND DRY BASEMENT
• UPDATED MECHANICALS
• VINYL SIDING
• ROOF AROUND 15 YEARS OLD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 15.4% 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; 38 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 $1,491/mo this rent would consume 57% 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1880 — 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: 1.75% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $92,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 Jay St	0.32mi	3/2.0 (+1)	1,292 (+0%)	3mo	$143,000	$111	73
28 Cedar St	0.16mi	3/1.5 (+1)	1,395 (+8%)	2mo	$90,000	$65	70
307 Hague St	0.35mi	3/1.0 (+1)	1,356 (+5%)	1mo	$70,000	$52	69
17 Orchard St	0.27mi	2/1.0	1,160 (-10%)	2mo	$40,000	$34	69
41 Klueh St	0.29mi	2/1.0	1,167 (-9%)	4mo	$80,000	$69	67
6 Marlow St	0.43mi	3/1.0 (+1)	1,244 (-3%)	5mo	$60,000	$48	65
27 Rugraff St	0.41mi	3/1.0 (+1)	1,200 (-7%)	3mo	$123,000	$103	62
64 Lisbon St	0.47mi	3/1.5 (+1)	1,392 (+8%)	5mo	$115,000	$83	54
122 Dakota St	0.72mi	2/1.0	1,200 (-7%)	3mo	$120,000	$100	53
288 Orchard St	0.52mi	2/1.0	1,110 (-14%)	2mo	$63,000	$57	51
487 Jay St	0.45mi	3/1.5 (+1)	1,459 (+13%)	3mo	$150,000	$103	48
631 Smith St	0.57mi	3/1.0 (+1)	1,139 (-12%)	3mo	$82,500	$72	47

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: 31.3%
• Equity multiple: 2.38×
• Total profit: $32,785
• Equity at exit: $12,934

10-year hold

• IRR: 40.2%
• Equity multiple: 5.40×
• Total profit: $104,621
• Equity at exit: $7,797

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$446
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $645

Break-even live

Break-even rent $674

Max offer price $85,000

Occupancy floor 52%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.30mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	43d	1	0.32mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.32mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	43d	1	0.34mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	43d	1	0.36mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	3d	1	0.56mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	0.74mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.75mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.77mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.80mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	43d	1	0.82mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	0.91mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	23d	1	0.93mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	0.94mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.97mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.98mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.01mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	1.05mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.09mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	1.13mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.21mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	1.23mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	43d	1	1.23mi
224 Mill St Unit 4B Rochester, NY	1.0	1.0	923	$1,700	$1.84	14d	1	1.24mi
224 Mill St Unit 3A Rochester, NY	1.0	1.0	1277	$2,025	$1.59	43d	1	1.24mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.30mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	1.32mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	1.34mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.34mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.34mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.34mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	43d	1	1.35mi
30 W Broad St Unit 208 Rochester, NY	1.0	1.0	924	$2,090	$2.26	23d	1	1.35mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	1.39mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	3d	28	1.41mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	1.42mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	1.42mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	1.46mi

Listing history 11 events

1. 2026-01-12
   status Pending
2. 2025-12-31
   listed $85,000 Active
3. 2023-04-05
   soldstatus $60,000 Closed Sale or Rented 508-char remark

   Show marketing remark (508 chars)

   Another Rockin' Rochester Property! See attached c/o; issued 5/28/2019 & expires 6/2025. Fantastic tenant on a one year lease that expires 2/2023. Seller will not give notice to tenant to move. Tenant has been in place for a few years and will require 90 day notice to move. No owner occupant offers will be accepted without letter from institution verifying occupancy will not take place for minimum of 90- days after closing. GAI $10,800. Can be purchased individually or as a package (see attached).

4. 2023-04-05
   soldstatus $60,000

   Show marketing remark (508 chars)

   Another Rockin' Rochester Property! See attached c/o; issued 5/28/2019 & expires 6/2025. Fantastic tenant on a one year lease that expires 2/2023. Seller will not give notice to tenant to move. Tenant has been in place for a few years and will require 90 day notice to move. No owner occupant offers will be accepted without letter from institution verifying occupancy will not take place for minimum of 90- days after closing. GAI $10,800. Can be purchased individually or as a package (see attached).

5. 2022-10-24
   status Pending Sale 508-char remark

   Show marketing remark (508 chars)

   Another Rockin' Rochester Property! See attached c/o; issued 5/28/2019 & expires 6/2025. Fantastic tenant on a one year lease that expires 2/2023. Seller will not give notice to tenant to move. Tenant has been in place for a few years and will require 90 day notice to move. No owner occupant offers will be accepted without letter from institution verifying occupancy will not take place for minimum of 90- days after closing. GAI $10,800. Can be purchased individually or as a package (see attached).

6. 2022-10-18
   status Under Contract- Do Not Show 508-char remark

   Show marketing remark (508 chars)

   Another Rockin' Rochester Property! See attached c/o; issued 5/28/2019 & expires 6/2025. Fantastic tenant on a one year lease that expires 2/2023. Seller will not give notice to tenant to move. Tenant has been in place for a few years and will require 90 day notice to move. No owner occupant offers will be accepted without letter from institution verifying occupancy will not take place for minimum of 90- days after closing. GAI $10,800. Can be purchased individually or as a package (see attached).

7. 2022-10-03
   listed $60,000 Active 508-char remark

   Show marketing remark (508 chars)

   Another Rockin' Rochester Property! See attached c/o; issued 5/28/2019 & expires 6/2025. Fantastic tenant on a one year lease that expires 2/2023. Seller will not give notice to tenant to move. Tenant has been in place for a few years and will require 90 day notice to move. No owner occupant offers will be accepted without letter from institution verifying occupancy will not take place for minimum of 90- days after closing. GAI $10,800. Can be purchased individually or as a package (see attached).

8. 2017-02-01
   soldstatus $10,000
9. 2013-06-03
   historical
10. 2012-10-01
    listed $32,900
11. 2012-06-21
    listed $39,900

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,028 · $86/mo
• Expected delta: +$408/yr (+$34/mo · 65.8%)

ⓘ 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: $17,895
• − Mortgage interest: −$4,761
• − Property taxes: −$620
• − Insurance: −$425
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,473
• Taxable income: $6,753
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $6,123/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

+113.0% since first listed

11 events — show timeline

• 2026-01-12 Pending — UNYREIS
• 2025-12-31 Listed $85,000 UNYREIS
• 2023-04-05 Sold (Public Records) $60,000 Public Records
• 2023-04-05 Sold (MLS) $60,000 UNYREIS
• 2022-10-24 Pending — UNYREIS
• 2022-10-18 Pending — UNYREIS
• 2022-10-03 Listed $60,000 UNYREIS
• 2017-02-01 Sold (Public Records) $10,000 Public Records
• 2013-06-03 Listing Removed — UNYREIS
• 2012-10-01 Listed $32,900 UNYREIS
• 2012-06-21 Listed $39,900 UNYREIS

Property tax history

+1.3%/yr

Latest (2025): $620 · +0.0% YoY. Source: county tax records.