83 Masseth St · Rochester, NY 14606

$99,500

3 bd · 2.0 ba · 2,052 sqft · MultiFamily public records · 17 Days on market

Built 1906 2,490 sqft lot Est $111k · 10% 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 +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Up and Down two family available. Extremely long term tenant downstairs(25+ years). Upstairs is updated with new carpet and fresh paint. Upper unit is vacant and ready for owner occupant or renter. Fenced in side yard. Driveway for one vehicle. Schedule your showing today!

Key facts

• Long-term tenants
• Updated finishes
• Move-in-ready appeal

Tags

• MULTI-FAMILY PROPERTY
• INCOME-PRODUCING POTENTIAL
• THOUGHTFULLY REMODELED
• UPDATED FINISHES
• MOVE-IN-READY APPEAL
• LONG-TERM TENANTS

Property features AI

Finance

• Other: One unit is leased at $1,100; One unit is month-to-month at $1,300
• Financial info: Building contains 2 total units; Separate electric meters for each unit (2), single shared gas meter; Owner pays heat; rent includes heat; Operating expenses include utilities and water/sewer

Exterior

• Parking: One off-street parking space
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-family building; Resale condition; Corner, rectangular lot (approx. 21 x 114)
• Construction: Aluminum siding; Asphalt roof; Existing structure
• Exterior features: Partial fencing; Covered porch

Interior

• Kitchen: Unit kitchens include eat-in layouts and dining areas; Dishwasher, oven/range, and refrigerator in at least one unit
• Bedrooms: Two 2-bedroom units and one 1-bedroom unit (unit counts described below by unit); Unit 1: 2 bedrooms; Unit 2: 1 bedroom
• Flooring: Carpet; Laminate; Vinyl; Varies by area
• Bathrooms: Each unit has one full bathroom (total of 2 full bathrooms in the building)
• Heating & cooling: Gas-fired hot water heating
• Interior features: Carpet, laminate, vinyl, and varied flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.2% 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 (+6.3%/yr); 124 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,870/mo this rent would consume 62% of the median local household income ($56k/yr) (locally 986% 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 $688 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 + 6.3% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) 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.
• Current owner paid $70k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.88% ✓
• Cap rate: 26.17%
• Cash-on-cash: 71.00%
• DSCR: 4.16
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $110,808
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Lyell Ave	0.22mi	4/2.0 (+1)	2,094 (+2%)	5mo	$33,000	$16	77
98 Lime St	0.14mi	4/2.0 (+1)	1,978 (-4%)	10mo	$125,000	$63	74
10 Rogers Ave	0.42mi	4/2.0 (+1)	2,050 (-0%)	21mo	$110,000	$54	58
14 Bauer St	0.70mi	4/2.0 (+1)	2,032 (-1%)	24mo	$50,000	$25	41
109 Avery St	0.59mi	4/3.0 (+1)	2,244 (+9%)	11mo	$121,000	$54	39
125 Bloss St	0.73mi	4/2.0 (+1)	1,808 (-12%)	18mo	$64,500	$36	26

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 74.2%
• Equity multiple: 4.54×
• Total profit: $98,652
• Equity at exit: $14,836

10-year hold

• IRR: 78.9%
• Equity multiple: 10.48×
• Total profit: $264,047
• Equity at exit: $8,603

Cash invested: $27,860 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,870 high
• Mortgage (P&I): −$522
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $1,648

Break-even live

Break-even rent $783

Max offer price $99,500

Occupancy floor 38%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,870
Total (2 units)			$2,870

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.26mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	0.38mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	14d	1	0.66mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.87mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.07mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.10mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.10mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.42mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.42mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $99,500 Active 17 DOM
2. 2026-06-17
   days on market $99,500 Active 16 DOM
3. 2026-06-16
   days on market $99,500 Active 15 DOM
4. 2026-06-15
   days on market $99,500 Active 14 DOM
5. 2026-06-13
   days on market $99,500 Active 12 DOM
6. 2026-06-13
   days on market $99,500 Active 11 DOM
7. 2026-06-10
   days on market $99,500 Active 9 DOM
8. 2026-06-09
   days on market $99,500 Active 8 DOM
9. 2026-06-09
   days on market $99,500 Active 7 DOM
10. 2026-06-07
    days on market $99,500 Active 6 DOM
11. 2026-06-05
    days on market $99,500 Active 3 DOM
12. 2026-06-03
    days on market $99,500 Active 2 DOM
13. 2026-06-02
    remarks 693-char remark
14. 2026-06-02
    listed $99,500 Active 1 DOM

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $1,174 · $98/mo
• Expected delta: +$507/yr (+$42/mo · 76.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $34,440
• − Mortgage interest: −$5,574
• − Property taxes: −$667
• − Insurance: −$498
• − Repairs & maintenance: −$2,755
• − Management: −$2,755
• − Depreciation: −$2,895
• Taxable income: $19,297
• Est. tax owed @ 24.0%: −$4,631
• After-tax cash flow: $15,150/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+185.1% since first listed

12 events — show timeline

• 2026-06-01 Listed $99,500 UNYREIS
• 2023-08-14 Sold (Public Records) $69,900 Public Records
• 2023-08-11 Sold (MLS) $69,900 UNYREIS
• 2023-06-15 Pending — UNYREIS
• 2023-05-15 Listed $69,900 UNYREIS
• 2021-11-30 Listing Removed — UNYREIS
• 2021-11-23 Price Changed $64,900 UNYREIS
• 2021-06-09 Listed $69,900 UNYREIS
• 2015-09-01 Sold (Public Records) $40,000 Public Records
• 2013-08-05 Sold (Public Records) $30,000 Public Records
• 2013-07-12 Sold (MLS) $30,000 UNYREIS
• 2013-04-03 Listed $34,900 UNYREIS

Property tax history

+1.4%/yr

Latest (2025): $667 · +0.0% YoY. Source: county tax records.