10 Weigel · Rochester, NY 14621

$7,999

2 bd · 1.0 ba · 668 sqft · SingleFamily public records · 7 Days on market

Built 1910 1,858 sqft lot $12/sqft · 91% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

INVESTMENT OPPORTUNITY! Rented at $850/month to month. C of O good until 03/01/2025. Property is being sold with adjacent lot at 8 Weigel Alley (lot # 106.33-1-70.001). No interior access. Sold As-Is. Opportunity to purchase an income producing, real estate investment portfolio, by packaging the following properties: 8 Weigel Alley (residential lot), 881 Clifford Avenue and 206 Lincoln St. Total rents are $2850/month

Key facts

• 1,858 sq ft lot
• Built 1910
• Listed 7 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Rectangular lot, approximately 25 x 74 feet
• Construction: Existing construction; Construction details described in remarks
• Exterior features: Exterior details described in remarks

Interior

• Kitchen: Appliances detailed in remarks
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full main-level bathroom
• Heating & cooling: Heating described in remarks
• Interior features: Separate/formal living room; Additional features described in remarks
• Laundry & utility: Water heater

🏷️ Possibly a rental listed for sale. The $7,999 price doesn't fit this home's estimated sale value (~$86,544) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Cap rate 160.2% 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 (+8.9%/yr); 114 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,396/mo this rent would consume 47% 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 $55 of loan paydown is wiped out by about $240 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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: property tax is 4.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,999

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 17.46% ✓
• Cap rate: 160.24%
• Cash-on-cash: 549.82%
• DSCR: 25.46
• GRM: 0.5

CMA / ARV

• ARV (median comp): $86,544
• List price: $7,999
• Delta: -90.76%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
881 Clifford Ave	0.05mi	2/2.0	755 (+13%)	16mo	$41,200	$55	59
163 Durnan St	0.50mi	3/2.0 (+1)	714 (+7%)	4mo	$59,000	$83	53
50 Manchester St	0.73mi	1/1.0 (-1)	650 (-3%)	8mo	$118,000	$182	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: —
• Equity multiple: 32.91×
• Total profit: $71,477
• Equity at exit: $1,193

10-year hold

• IRR: —
• Equity multiple: 81.42×
• Total profit: $180,127
• Equity at exit: $692

Cash invested: $2,240 (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: 114
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$42
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $1,026

Break-even live

Break-even rent $97

Max offer price $7,999

Occupancy floor 22%

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: $2,000
• Closing costs: $240
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Renwood St Unit Dn Rochester, NY	2.0	1.0	690	$1,095	$1.59	23d	1	0.69mi
202 4th St Rochester, NY	1.0	1.0	512	$800	$1.56	43d	1	1.00mi
144 Avenue C Rochester, NY	2.0	1.0	613	$1,050	$1.71	21d	1	1.09mi
820 E Main St Unit 19 Rochester, NY	1.0	1.0	700	$995	$1.42	14d	1	1.13mi
950 Saint Paul St Unit 3 Rochester, NY	1.0	1.0	450	$850	$1.89	43d	1	1.17mi
8 Rocket St Rochester, NY	2.0	1.0	500	$1,100	$2.20	21d	1	1.19mi
216 Andrews St Rochester, NY	1.0	1.0	750	$1,200	$1.60	43d	1	1.20mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.26mi
50 Prince St Rochester, NY	1.0	1.0	581	$1,700	$2.93	43d	1	1.28mi
25 Franklin St Rochester, NY	1.0	1.0	720	$1,595	$2.22	2d	5	1.28mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	43d	1	1.29mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,532	$2.21	3d	14	1.29mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.30mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	43d	1	1.34mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	10d	1	1.37mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	1.38mi
50 Chestnut St Rochester, NY	1.0	1.0	523	$1,669	$3.19	23d	1	1.38mi
200 Seth Green Dr Rochester, NY	1.0	1.0	517	$858	$1.66	43d	1	1.39mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	10d	28	1.41mi
49 Stone St #302 Rochester, NY	1.0	1.0	660	$1,345	$2.04	23d	1	1.45mi
49 Stone St #302 Rochester, NY	1.0	1.0	650	$1,345	$2.07	43d	1	1.45mi
49 Stone St #302 Rochester, NY	1.0	1.0	660	$1,345	$2.04	19d	1	1.45mi
49 Stone St #401 Rochester, NY	1.0	1.0	725	$1,550	$2.14	23d	1	1.45mi
8 Prince St Rochester, NY	1.0	1.5	720	$1,600	$2.22	43d	1	1.46mi
155 State St Rochester, NY	1.0	1.0	672	$1,250	$1.86	43d	1	1.46mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	1.46mi
196 N Goodman St Rochester, NY	1.0	1.0	600	$1,095	$1.82	3d	1	1.49mi
196 N Goodman St Unit 07 Rochester, NY	1.0	1.0	550	$1,225	$2.23	23d	1	1.49mi
196 N Goodman St Unit 4 Rochester, NY	1.0	1.0	600	$1,195	$1.99	43d	1	1.49mi
196 N Goodman St Unit 05 Rochester, NY	1.0	1.0	600	$1,095	$1.82	23d	1	1.49mi
196 N Goodman St Rochester, NY	1.0	1.0	550	$1,195	$2.17	3d	1	1.49mi

Listing history 13 events

1. 2026-05-04
   status Pending 71-char remark
2. 2026-04-27
   listed $7,999 Active 71-char remark
3. 2026-04-13
   historical
4. 2026-03-13
   listed $12,500 Active
5. 2025-01-16
   soldstatus $20,000 Closed

   Show marketing remark (422 chars)

   INVESTMENT OPPORTUNITY! Rented at $850/month to month. C of O good until 03/01/2025. Property is being sold with adjacent lot at 8 Weigel Alley (lot # 106.33-1-70.001). No interior access. Sold As-Is. Opportunity to purchase an income producing, real estate investment portfolio, by packaging the following properties: 8 Weigel Alley (residential lot), 881 Clifford Avenue and 206 Lincoln St. Total rents are $2850/month

6. 2025-01-16
   soldstatus $20,000

   Show marketing remark (422 chars)

   INVESTMENT OPPORTUNITY! Rented at $850/month to month. C of O good until 03/01/2025. Property is being sold with adjacent lot at 8 Weigel Alley (lot # 106.33-1-70.001). No interior access. Sold As-Is. Opportunity to purchase an income producing, real estate investment portfolio, by packaging the following properties: 8 Weigel Alley (residential lot), 881 Clifford Avenue and 206 Lincoln St. Total rents are $2850/month

7. 2024-10-16
   status Pending

   Show marketing remark (422 chars)

   INVESTMENT OPPORTUNITY! Rented at $850/month to month. C of O good until 03/01/2025. Property is being sold with adjacent lot at 8 Weigel Alley (lot # 106.33-1-70.001). No interior access. Sold As-Is. Opportunity to purchase an income producing, real estate investment portfolio, by packaging the following properties: 8 Weigel Alley (residential lot), 881 Clifford Avenue and 206 Lincoln St. Total rents are $2850/month

8. 2024-09-20
   listed $19,900 Active

   Show marketing remark (422 chars)

   INVESTMENT OPPORTUNITY! Rented at $850/month to month. C of O good until 03/01/2025. Property is being sold with adjacent lot at 8 Weigel Alley (lot # 106.33-1-70.001). No interior access. Sold As-Is. Opportunity to purchase an income producing, real estate investment portfolio, by packaging the following properties: 8 Weigel Alley (residential lot), 881 Clifford Avenue and 206 Lincoln St. Total rents are $2850/month

9. 2023-11-07
   historical
10. 2023-08-30
    status Active
11. 2023-08-18
    historical Continue to Show- Under Contract
12. 2023-07-19
    price $34,000
13. 2023-05-11
    listed $39,900 Active

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $379 · $32/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,756
• − Mortgage interest: −$448
• − Property taxes: −$379
• − Insurance: −$40
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$233
• Taxable income: $12,975
• Est. tax owed @ 24.0%: −$3,114
• After-tax cash flow: $9,200/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

-80.0% since first listed

13 events — show timeline

• 2026-05-04 Pending — CNYIS
• 2026-04-27 Listed $7,999 CNYIS
• 2026-04-13 Listing Removed — CNYIS
• 2026-03-13 Listed $12,500 CNYIS
• 2025-01-16 Sold (Public Records) $20,000 Public Records
• 2025-01-16 Sold (MLS) $20,000 UNYREIS
• 2024-10-16 Pending — UNYREIS
• 2024-09-20 Listed $19,900 UNYREIS
• 2023-11-07 Listing Removed — UNYREIS
• 2023-08-30 Relisted — UNYREIS
• 2023-08-18 Contingent — UNYREIS
• 2023-07-19 Price Changed $34,000 UNYREIS
• 2023-05-11 Listed $39,900 UNYREIS

Property tax history

-0.9%/yr

Latest (2025): $379 · +22.2% YoY. Source: county tax records.