89 Durnan St · Rochester, NY 14621

$74,999

3 bd · 1.5 ba · 1,113 sqft · SingleFamily public records · 53 Days on market

Built 1920 2,919 sqft lot $67/sqft · at area comps Est $73k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.1/15.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rental opportunity or owner occupied. 3 bedroom one bath single family house. House is in good condition with new furnace and hot water tank.

Key facts

• 2,919 sq ft lot
• Built 1920
• Listed 53 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing single-family property; Resale condition
• Construction: Vinyl siding; Block foundation; Built previously (existing structure)
• Exterior features: Blacktop driveway; Irregular lot; Near public transit; Residential lot; City street frontage; Lot dimensions approximately 35 x 83

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 6
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Eat-in kitchen; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 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: School 22-Lincoln School (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 486 students, 94% 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 (+8.9%/yr); 116 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,449/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 2756% 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 (-3.0%/yr); year-one equity from $518 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 (-3.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

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

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.13%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (median comp): $72,745
• List price: $74,999
• Delta: 3.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Cleon St	0.09mi	3/1.0	1,089 (-2%)	1mo	$83,000	$76	90
235 Ernst St	0.21mi	3/1.5	1,164 (+5%)	2mo	$170,000	$146	80
82 Kosciusko St	0.24mi	4/1.0 (+1)	1,137 (+2%)	3mo	$174,000	$153	76
1475 North St	0.32mi	3/1.0	1,080 (-3%)	3mo	$136,740	$127	76
57 Milan St	0.42mi	3/1.0	1,097 (-1%)	3mo	$190,000	$173	74
34 Zygment St	0.50mi	3/1.0	1,137 (+2%)	2mo	$182,000	$160	70
1271 North St	0.05mi	4/1.5 (+1)	1,276 (+15%)	2mo	$128,900	$101	66
172 Moulson St	0.60mi	4/2.0 (+1)	1,091 (-2%)	2mo	$159,000	$146	60
116 Barberry	0.41mi	4/2.0 (+1)	1,220 (+10%)	2mo	$175,000	$143	56
56 Northlane Dr	0.44mi	2/1.5 (-1)	1,232 (+11%)	2mo	$90,142	$73	55
623 Avenue D	0.51mi	3/1.0	1,254 (+13%)	2mo	$70,000	$56	51
337 Dunn St	0.62mi	4/1.0 (+1)	1,192 (+7%)	3mo	$152,000	$128	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 2.81×
• Total profit: $38,000
• Equity at exit: $11,183

10-year hold

• IRR: 48.3%
• Equity multiple: 6.84×
• Total profit: $122,653
• Equity at exit: $6,485

Cash invested: $21,000 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 116
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$393
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $667

Break-even live

Break-even rent $604

Max offer price $74,999

Occupancy floor 49%

Sensitivity live

Price	-10% $710	-5% $689	+0% $667	+5% $646	+10% $625
Rent	-10% $553	-5% $610	+0% $667	+5% $725	+10% $782
Rate	-1.0pp $705	-0.5pp $686	base $667	+0.5pp $648	+1.0pp $628

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	0.14mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	0.17mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	21d	1	0.23mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.38mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.44mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	0.54mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	12d	1	0.68mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	45d	1	0.72mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	16d	1	0.76mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	45d	1	0.86mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	12d	1	0.93mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	23d	1	0.93mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	45d	1	0.96mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	0.98mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	4d	1	1.05mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	16d	1	1.07mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	23d	1	1.09mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	1.10mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	4d	4	1.18mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	1.20mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	1.27mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	25d	1	1.28mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	45d	1	1.33mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	21d	1	1.33mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	1.33mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	16d	1	1.37mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	1.37mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	1.42mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $74,999 Active 53 DOM
2. 2026-06-18
   days on market $74,999 Active 50 DOM
3. 2026-06-17
   days on market $74,999 Active 49 DOM
4. 2026-06-16
   days on market $74,999 Active 48 DOM
5. 2026-06-15
   days on market $74,999 Active 47 DOM
6. 2026-06-13
   days on market $74,999 Active 45 DOM
7. 2026-06-13
   days on market $74,999 Active 44 DOM
8. 2026-06-10
   days on market $74,999 Active 42 DOM
9. 2026-06-09
   days on market $74,999 Active 41 DOM
10. 2026-06-09
    days on market $74,999 Active 40 DOM
11. 2026-06-07
    days on market $74,999 Active 39 DOM
12. 2026-06-05
    days on market $74,999 Active 36 DOM
13. 2026-06-03
    days on market $74,999 Active 35 DOM
14. 2026-06-03
    days on market $74,999 Active 34 DOM
15. 2026-06-01
    days on market $74,999 Active 33 DOM
16. 2026-05-31
    days on market $74,999 Active 32 DOM
17. 2026-04-29
    listed $74,999 Active 462-char remark
18. 2024-08-16
    historical
19. 2024-05-05
    price $98,900
20. 2024-04-16
    listed $99,999 Active
21. 2022-07-13
    soldstatus $90,692
22. 2022-02-25
    soldstatus $180,000
23. 2019-10-28
    soldstatus $34,000 Closed Sale or Rented

    Show marketing remark (147 chars)

    Great rental opportunity or owner occupied. 3 bedroom one bath single family house. House is in good condition with new furnace and hot water tank.

24. 2019-07-18
    status Under Contract- Do Not Show

    Show marketing remark (147 chars)

    Great rental opportunity or owner occupied. 3 bedroom one bath single family house. House is in good condition with new furnace and hot water tank.

25. 2019-07-15
    price $35,900

    Show marketing remark (147 chars)

    Great rental opportunity or owner occupied. 3 bedroom one bath single family house. House is in good condition with new furnace and hot water tank.

26. 2019-06-18
    listed $37,900 Active

    Show marketing remark (147 chars)

    Great rental opportunity or owner occupied. 3 bedroom one bath single family house. House is in good condition with new furnace and hot water tank.

27. 2015-05-08
    soldstatus $54,000
28. 2014-04-16
    soldstatus $10,000
29. 2013-12-17
    listed $10,000
30. 2006-02-28
    soldstatus $17,500
31. 2000-05-12
    soldstatus $15,000
32. 2000-03-30
    soldstatus $56,567

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $951 · $79/mo
• Expected delta: +$317/yr (+$26/mo · 49.9%)

ⓘ 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: $17,388
• − Mortgage interest: −$4,201
• − Property taxes: −$634
• − Insurance: −$375
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,182
• Taxable income: $7,213
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $6,276/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+32.6% since first listed

16 events — show timeline

• 2026-04-29 Listed $74,999 UNYREIS
• 2024-08-16 Listing Removed — UNYREIS
• 2024-05-05 Price Changed $98,900 UNYREIS
• 2024-04-16 Listed $99,999 UNYREIS
• 2022-07-13 Sold (Public Records) $90,692 Public Records
• 2022-02-25 Sold (Public Records) $180,000 Public Records
• 2019-10-28 Sold (MLS) $34,000 UNYREIS
• 2019-07-18 Pending — UNYREIS
• 2019-07-15 Price Changed $35,900 UNYREIS
• 2019-06-18 Listed $37,900 UNYREIS
• 2015-05-08 Sold (Public Records) $54,000 Public Records
• 2014-04-16 Sold (MLS) $10,000 UNYREIS
• 2013-12-17 Listed $10,000 UNYREIS
• 2006-02-28 Sold (Public Records) $17,500 Public Records
• 2000-05-12 Sold (Public Records) $15,000 Public Records
• 2000-03-30 Sold (Public Records) $56,567 Public Records

Property tax history

+4.0%/yr

Latest (2025): $634 · +1.5% YoY. Source: county tax records.