99 Shelter St · Rochester, NY 14611

$119,000

3 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 7 Days on market

Built 1924 5,071 sqft lot $113/sqft · 34% above area Est $89k · 34% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Why rent when you can own this charming gem in the heart of 14619? This lovely property boasts 3 spacious bedrooms, with the potential for a 4th, providing ample space for your family to grow. The modern kitchen features sleek stainless steel appliances, perfect for the aspiring chef. Step onto recently updated floors that add a touch of elegance to the interior. The large deck invites you to unwind and entertain, while the expansive yard offers endless opportunities for outdoor activities and play. Embrace the freedom and security of homeownership - make this your forever or investment home today!

Key facts

• 5,071 sq ft lot
• Built 1924
• Listed 7 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected
• Home design: 2-story building; Resale property; Asphalt roof
• Construction: Vinyl siding; Copper plumbing; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Open porch; Deck; Fence (partial); Shed/storage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Hardwood; Laminate; Vinyl; Linoleum; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Entrance foyer; Separate/formal living room; Combined living/dining area; Drapes and window treatments
• Laundry & utility: Washer in basement; Dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 12.1% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 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 $1,667/mo this rent would consume 64% 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 $823 of loan paydown is wiped out by about $3k 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $67k; list at $119k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1924 — 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: 1.40% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,777
• List price: $119,000
• Delta: 34.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 Cottage St	0.22mi	3/2.0	1,000 (-5%)	8mo	$84,700	$85	71
259 Seward St	0.47mi	3/1.0	1,015 (-4%)	10mo	$113,000	$111	64
1074 Exchange St	0.42mi	3/1.0	1,170 (+11%)	2mo	$120,000	$103	61
68 Cady St	0.62mi	3/1.0	1,078 (+2%)	8mo	$95,000	$88	60
358 Champlain St	0.44mi	3/1.0	961 (-9%)	8mo	$85,000	$88	58
149 Champlain St	0.56mi	2/1.0 (-1)	1,100 (+4%)	5mo	$78,000	$71	57
182 Cottage St	0.35mi	2/2.0 (-1)	940 (-11%)	2mo	$145,000	$154	55
52 Judson St	0.52mi	3/1.0	926 (-12%)	9mo	$107,000	$116	48
18 Superior Ter	0.51mi	3/1.0	910 (-14%)	10mo	$44,000	$48	45
853 Exchange St	0.61mi	2/1.0 (-1)	932 (-12%)	4mo	$115,000	$123	44
167 Barton St	0.44mi	4/1.5 (+1)	1,190 (+13%)	11mo	$175,000	$147	42
57 Terrace Park	0.68mi	3/1.0	1,176 (+12%)	11mo	$165,000	$140	40

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: 16.7%
• Equity multiple: 1.70×
• Total profit: $23,366
• Equity at exit: $18,107

10-year hold

• IRR: 27.3%
• Equity multiple: 3.80×
• Total profit: $93,230
• Equity at exit: $10,915

Cash invested: $33,320 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$624
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $573

Break-even live

Break-even rent $942

Max offer price $119,000

Occupancy floor 61%

Sensitivity live

Price	-10% $640	-5% $607	+0% $573	+5% $539	+10% $505
Rent	-10% $441	-5% $507	+0% $573	+5% $639	+10% $705
Rate	-1.0pp $633	-0.5pp $603	base $573	+0.5pp $542	+1.0pp $511

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.12mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.28mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.29mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.51mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.62mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.65mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.73mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	0.75mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.78mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.78mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.81mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.85mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	0.88mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	22d	1	0.90mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.94mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	11d	1	0.95mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.00mi
71 Sanford St Unit 1546304P Rochester, NY	2.0	1.0	839	$4,032	$4.81	15d	1	1.04mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	1.08mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	15d	1	1.14mi
90 Manor Pkwy Rochester, NY	2.0	1.0	600	$1,485	$2.48	11d	3	1.16mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	4d	1	1.16mi
95 Troup St Apt 8 Rochester, NY	2.0	1.0	800	$1,785	$2.23	44d	1	1.18mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	1.23mi
59 Gold St Rochester, NY	3.0	1.5	1264	$2,000	$1.58	44d	1	1.25mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	3d	5	1.25mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	4d	1	1.26mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.26mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.27mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	1.27mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	24d	1	1.29mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.30mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.34mi
256 Gregory St Rochester, NY	3.0	1.0	1150	$1,700	$1.48	44d	1	1.37mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.37mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	15d	1	1.37mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	1.41mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.41mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	1.42mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	1.43mi

Listing history 13 events

1. 2026-05-14
   status Pending 490-char remark
2. 2026-05-07
   listed $119,000 Active 490-char remark
3. 2023-10-27
   soldstatus $67,000
4. 2023-10-26
   status Pending Sale 605-char remark

   Show marketing remark (605 chars)

   Why rent when you can own this charming gem in the heart of 14619? This lovely property boasts 3 spacious bedrooms, with the potential for a 4th, providing ample space for your family to grow. The modern kitchen features sleek stainless steel appliances, perfect for the aspiring chef. Step onto recently updated floors that add a touch of elegance to the interior. The large deck invites you to unwind and entertain, while the expansive yard offers endless opportunities for outdoor activities and play. Embrace the freedom and security of homeownership - make this your forever or investment home today!

5. 2023-10-26
   soldstatus $67,000 Closed Sale or Rented 605-char remark

   Show marketing remark (605 chars)

   Why rent when you can own this charming gem in the heart of 14619? This lovely property boasts 3 spacious bedrooms, with the potential for a 4th, providing ample space for your family to grow. The modern kitchen features sleek stainless steel appliances, perfect for the aspiring chef. Step onto recently updated floors that add a touch of elegance to the interior. The large deck invites you to unwind and entertain, while the expansive yard offers endless opportunities for outdoor activities and play. Embrace the freedom and security of homeownership - make this your forever or investment home today!

6. 2023-10-24
   status Active 605-char remark

   Show marketing remark (605 chars)

   Why rent when you can own this charming gem in the heart of 14619? This lovely property boasts 3 spacious bedrooms, with the potential for a 4th, providing ample space for your family to grow. The modern kitchen features sleek stainless steel appliances, perfect for the aspiring chef. Step onto recently updated floors that add a touch of elegance to the interior. The large deck invites you to unwind and entertain, while the expansive yard offers endless opportunities for outdoor activities and play. Embrace the freedom and security of homeownership - make this your forever or investment home today!

7. 2023-09-27
   status Under Contract- Do Not Show 605-char remark

   Show marketing remark (605 chars)

   Why rent when you can own this charming gem in the heart of 14619? This lovely property boasts 3 spacious bedrooms, with the potential for a 4th, providing ample space for your family to grow. The modern kitchen features sleek stainless steel appliances, perfect for the aspiring chef. Step onto recently updated floors that add a touch of elegance to the interior. The large deck invites you to unwind and entertain, while the expansive yard offers endless opportunities for outdoor activities and play. Embrace the freedom and security of homeownership - make this your forever or investment home today!

8. 2023-09-25
   price $67,999 605-char remark

   Show marketing remark (605 chars)

   Why rent when you can own this charming gem in the heart of 14619? This lovely property boasts 3 spacious bedrooms, with the potential for a 4th, providing ample space for your family to grow. The modern kitchen features sleek stainless steel appliances, perfect for the aspiring chef. Step onto recently updated floors that add a touch of elegance to the interior. The large deck invites you to unwind and entertain, while the expansive yard offers endless opportunities for outdoor activities and play. Embrace the freedom and security of homeownership - make this your forever or investment home today!

9. 2023-06-17
   listed $72,000 Active 605-char remark

   Show marketing remark (605 chars)

   Why rent when you can own this charming gem in the heart of 14619? This lovely property boasts 3 spacious bedrooms, with the potential for a 4th, providing ample space for your family to grow. The modern kitchen features sleek stainless steel appliances, perfect for the aspiring chef. Step onto recently updated floors that add a touch of elegance to the interior. The large deck invites you to unwind and entertain, while the expansive yard offers endless opportunities for outdoor activities and play. Embrace the freedom and security of homeownership - make this your forever or investment home today!

10. 2022-09-15
    historical
11. 2022-08-23
    price $99,000
12. 2022-08-19
    listed $130,000 Active
13. 2022-04-15
    soldstatus $55,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$581/yr (+$48/mo · 68.5%)

ⓘ 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: $20,008
• − Mortgage interest: −$6,666
• − Property taxes: −$848
• − Insurance: −$595
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$3,462
• Taxable income: $5,236
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $5,618/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

+116.4% since first listed

13 events — show timeline

• 2026-05-14 Pending — UNYREIS
• 2026-05-07 Listed $119,000 UNYREIS
• 2023-10-27 Sold (Public Records) $67,000 Public Records
• 2023-10-26 Pending — UNYREIS
• 2023-10-26 Sold (MLS) $67,000 UNYREIS
• 2023-10-24 Relisted — UNYREIS
• 2023-09-27 Pending — UNYREIS
• 2023-09-25 Price Changed $67,999 UNYREIS
• 2023-06-17 Listed $72,000 UNYREIS
• 2022-09-15 Listing Removed — UNYREIS
• 2022-08-23 Price Changed $99,000 UNYREIS
• 2022-08-19 Listed $130,000 UNYREIS
• 2022-04-15 Sold (Public Records) $55,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $848 · +0.1% YoY. Source: county tax records.