764 Jay St #2 · Rochester, NY 14611

$189,900

4 bd · 4.0 ba · 2,940 sqft · SingleFamily · 17 Days on market

Built 1900 Fair condition 4,356 sqft lot

---

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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 764 Jay St! Offering nearly 2,940 square feet of living space, this spacious property is currently zoned as a single-family residence and features a flexible layout across two stories. The home includes 4 bedrooms and 4 full bathrooms, with a convenient first-floor bedroom and full bath. Interior highlights include a spacious kitchen and family room combination, ceiling fans throughout, a full basement, and a large unfinished attic with additional potential uses. Situated on a corner lot, the exterior features classic brick construction and an architectural shingle roof. Ample parking is available with both attached and 20 x 30 detached garage, great for storage for investors, pr

Key facts

• Flexible layout
• Spacious kitchen
• Full basement

Tags

• FLEXIBLE LAYOUT
• SPACIOUS KITCHEN
• FULL BASEMENT
• LARGE UNFINISHED ATTIC
• CORNER LOT
• BRICK CONSTRUCTION

Property features AI

Exterior

• Parking: Attached and detached garage/storage options; Approximately 4.5 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Existing construction
• Construction: Brick construction; Asphalt architectural shingle roof; Block foundation; Full basement
• Exterior features: Blacktop driveway; Concrete driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms; Total includes bedrooms
• Flooring: Ceramic tile; Varied flooring types
• Bathrooms: Four full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Zoned cooling
• Interior features: Ceiling fans; Separate formal living room; Kitchen open to family room; Storage space; See remarks
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,078/mo this rent would consume 79% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,938
• Equity at exit: $28,896

10-year hold

• IRR: 11.9%
• Equity multiple: 2.09×
• Total profit: $57,945
• Equity at exit: $17,418

Cash invested: $53,172 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,078 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $329

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 79%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.16mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.21mi

Listing history 14 events

1. 2026-06-18
   days on market $189,900 Active 17 DOM
2. 2026-06-17
   days on market $189,900 Active 16 DOM
3. 2026-06-16
   days on market $189,900 Active 15 DOM
4. 2026-06-15
   days on market $189,900 Active 14 DOM
5. 2026-06-13
   days on market $189,900 Active 12 DOM
6. 2026-06-13
   days on market $189,900 Active 11 DOM
7. 2026-06-10
   days on market $189,900 Active 9 DOM
8. 2026-06-09
   days on market $189,900 Active 8 DOM
9. 2026-06-09
   days on market $189,900 Active 7 DOM
10. 2026-06-07
    days on market $189,900 Active 6 DOM
11. 2026-06-05
    days on market $189,900 Active 3 DOM
12. 2026-06-03
    days on market $189,900 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $189,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,936
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$5,524
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,715/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, including exterior painting, HVAC upgrade, and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls/paint — Visible peeling and damage
• Major HVAC/mechanicals — No photos, but likely outdated

Value-add opportunities

• Both exterior painting — Enhances curb appeal and value
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both landscaping — Boosts curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls/paint · Visible peeling and damage	Major	$15,000–50,000
HVAC/mechanicals · No photos, but likely outdated	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both landscaping — Boosts curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-01 Listed $189,900 UNYREIS