144 Peck St · Rochester, NY 14609

$109,000

3 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 8 Days on market

Built 1920 4,800 sqft lot Est $147k · 26% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Deal Alert! Check out this 3 bedroom, 1.5 bathroom home only steps away from the Public Market and a short walk to Village Gate! Freshly remodeled, recent work includes new vinyl flooring, new carpet, new paint, and both bathrooms completely redone. Newer windows throughout, glass block windows and washer/dryer hookups in basement, all electric and plumbing updated in 2016. Partially fenced backyard. Would make an excellent owner occupied home or addition to a portfolio. FHA, VA, and offers with grants welcome! Delayed negotiations on file, all offers due no later than April 27, 2026 at 6 PM.

Key facts

• New carpet
• New paint
• Glass block windows

Tags

• NEW VINYL FLOORING
• NEW CARPET
• NEW PAINT
• NEWER WINDOWS
• GLASS BLOCK WINDOWS
• WASHER DRYER HOOKUPS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story residence; Existing structure
• Construction: Composite siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Partial fence

Interior

• Bedrooms: Total rooms include living and sleeping areas (9 total rooms)
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Attic; Formal dining room; Entrance foyer; Formal living room; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 15.5% 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 33-John James Audubon (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 963 students, 93% 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 (+7.9%/yr); 199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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 (-3.0% appreciation + 7.9% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $109k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $109,000

Questions for the listing agent

1. Built in 1920 — 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: 1.77% ✓
• Cap rate: 15.53%
• Cash-on-cash: 32.99%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $146,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Peck St	0.00mi	3/1.5	1,264 (0%)	0mo	$173,000	$137	100
104 Peck St	0.06mi	3/1.5	1,200 (-5%)	6mo	$175,000	$146	84
147 5th St	0.29mi	4/1.0 (+1)	1,289 (+2%)	3mo	$150,000	$116	74
865 N Goodman St	0.45mi	4/1.5 (+1)	1,245 (-2%)	2mo	$76,000	$61	70
24 Peters Pl	0.27mi	3/1.5	1,380 (+9%)	5mo	$210,000	$152	68
103 Parsells Ave	0.50mi	3/1.0	1,230 (-3%)	6mo	$134,500	$109	65
155 3rd St	0.27mi	4/1.0 (+1)	1,392 (+10%)	2mo	$67,500	$48	61
15 Weld St	0.74mi	4/1.0 (+1)	1,270 (+0%)	7mo	$85,000	$67	51
414 Garson Ave	0.53mi	3/1.0	1,418 (+12%)	4mo	$175,000	$123	49
54 Rosewood	0.66mi	4/1.5 (+1)	1,366 (+8%)	3mo	$93,000	$68	48
1015 N Goodman St	0.65mi	3/1.0	1,126 (-11%)	3mo	$135,000	$120	47
67 Keller St	0.66mi	4/1.0 (+1)	1,368 (+8%)	5mo	$139,900	$102	44

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.50×
• Total profit: $45,752
• Equity at exit: $16,252

10-year hold

• IRR: 42.8%
• Equity multiple: 6.04×
• Total profit: $153,957
• Equity at exit: $9,424

Cash invested: $30,520 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$572
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $839

Break-even live

Break-even rent $872

Max offer price $109,000

Occupancy floor 52%

Sensitivity live

Price	-10% $901	-5% $870	+0% $839	+5% $808	+10% $777
Rent	-10% $686	-5% $763	+0% $839	+5% $915	+10% $992
Rate	-1.0pp $894	-0.5pp $867	base $839	+0.5pp $811	+1.0pp $782

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	23d	1	0.27mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	23d	1	0.52mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	0.52mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.53mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	16d	1	0.61mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	5d	1	0.62mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	23d	1	0.69mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	0.72mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	0.74mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	0.76mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	0.76mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.82mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	25d	1	0.82mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	15d	3	0.87mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	45d	1	0.89mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	12d	1	0.89mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	12d	1	0.89mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.90mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	0.94mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	0.99mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	45d	1	1.02mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	1.03mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	16d	1	1.03mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	25d	1	1.04mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	4d	15	1.04mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	1.04mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	1.05mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	5d	1	1.06mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	5d	8	1.09mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	45d	1	1.10mi
47 Savannah St Rochester, NY	2.0	1.0–2.0	775	$2,025	$2.61	23d	6	1.10mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	5d	14	1.13mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	25d	1	1.14mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	1.16mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	1.16mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	45d	1	1.17mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	1.17mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	16d	1	1.23mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	12d	28	1.26mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.28mi

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $109,000 Active
3. 1999-11-29
   soldstatus $36,513
4. 1999-10-18
   soldstatus $33,513

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$489/yr (+$41/mo · 56.5%)

ⓘ 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 ≥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: $23,212
• − Mortgage interest: −$6,106
• − Property taxes: −$864
• − Insurance: −$545
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$3,171
• Taxable income: $8,812
• Est. tax owed @ 24.0%: −$2,115
• After-tax cash flow: $7,954/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+225.2% since first listed

4 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-21 Listed $109,000 UNYREIS
• 1999-11-29 Sold (Public Records) $36,513 Public Records
• 1999-10-18 Sold (Public Records) $33,513 Public Records

Property tax history

+3.9%/yr

Latest (2025): $864 · +0.0% YoY. Source: county tax records.