307 Hague St · Rochester, NY 14611

$89,900

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 41 Days on market

Built 1910 2,558 sqft lot Est $122k · 26% under

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Why this score? — see what drove the A- 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 +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Great investment or owner occupy opportunity. Current monthly rental income $750.

Key facts

• Vinyl windows
• Formal dining room
• Vinyl siding

Tags

• VINYL SIDING
• VINYL WINDOWS
• GENEROUS LIVING SPACES
• AMPLE CABINET STORAGE
• FORMAL DINING ROOM
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available and connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story house; Resale property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built (existing structure)
• Exterior features: Blacktop driveway; Fully fenced yard; Covered porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 6 rooms (includes bedroom spaces and other rooms); Basement present (full)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Thermal windows
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• 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: 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,579/mo this rent would consume 60% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.76% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.84%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $122,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Hague St	0.00mi	3/1.0	1,356 (0%)	1mo	$70,000	$52	99
385 Hague St	0.12mi	4/1.0 (+1)	1,365 (+1%)	1mo	$120,000	$88	87
28 Cedar St	0.19mi	3/1.5	1,395 (+3%)	2mo	$90,000	$65	83
7 Rugraff St	0.39mi	3/1.0	1,487 (+10%)	2mo	$78,000	$52	64
91 Pool St	0.43mi	4/1.0 (+1)	1,458 (+8%)	1mo	$162,500	$111	62
104 Garfield St	0.71mi	3/2.0	1,334 (-2%)	2mo	$92,500	$69	59
27 Rugraff St	0.44mi	3/1.0	1,200 (-12%)	3mo	$123,000	$103	58
122 Dakota St	0.39mi	2/1.0 (-1)	1,200 (-12%)	3mo	$120,000	$100	56
487 Jay St	0.70mi	3/1.5	1,459 (+8%)	3mo	$150,000	$103	50
61 Myrtle St	0.71mi	3/1.0	1,225 (-10%)	2mo	$110,000	$90	49
91 Independence St	0.62mi	3/2.0	1,230 (-9%)	3mo	$125,000	$102	49
17 Orchard St	0.61mi	2/1.0 (-1)	1,160 (-14%)	2mo	$40,000	$34	41

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: 31.7%
• Equity multiple: 2.39×
• Total profit: $35,093
• Equity at exit: $13,679

10-year hold

• IRR: 40.5%
• Equity multiple: 5.43×
• Total profit: $111,570
• Equity at exit: $8,246

Cash invested: $25,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$471
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $689

Break-even live

Break-even rent $707

Max offer price $89,900

Occupancy floor 51%

Sensitivity live

Price	-10% $740	-5% $714	+0% $689	+5% $664	+10% $638
Rent	-10% $564	-5% $627	+0% $689	+5% $751	+10% $814
Rate	-1.0pp $734	-0.5pp $712	base $689	+0.5pp $666	+1.0pp $642

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.03mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.07mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.20mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	0.44mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.49mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.53mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.53mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.63mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	0.67mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	0.69mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	0.72mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.81mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	0.82mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	0.83mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.84mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	0.97mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.01mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.08mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	1.16mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	1.20mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	1.28mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.29mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	1.31mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	1.31mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	1.37mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	22d	1	1.38mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.38mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.41mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	1.46mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	1.46mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	1.46mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	1.46mi

Listing history 11 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   price $89,900
3. 2026-03-05
   listed $99,900 Active
4. 2026-02-20
   historical
5. 2026-01-22
   listed $119,900 Active
6. 2022-02-03
   price $975
7. 2021-09-23
   soldstatus $45,000
8. 2019-06-21
   soldstatus $37,000
9. 2019-06-14
   soldstatus $37,000 Closed Sale or Rented 81-char remark

   Show marketing remark (81 chars)

   Great investment or owner occupy opportunity. Current monthly rental income $750.

10. 2019-04-11
    status Pending Sale 81-char remark

    Show marketing remark (81 chars)

    Great investment or owner occupy opportunity. Current monthly rental income $750.

11. 2019-04-08
    listed $39,900 Active 81-char remark

    Show marketing remark (81 chars)

    Great investment or owner occupy opportunity. Current monthly rental income $750.

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$461/yr (+$38/mo · 77.2%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,952
• − Mortgage interest: −$5,036
• − Property taxes: −$597
• − Insurance: −$450
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,615
• Taxable income: $7,222
• Est. tax owed @ 24.0%: −$1,733
• After-tax cash flow: $6,535/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

+125.3% since first listed

11 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-04-09 Price Changed $89,900 UNYREIS
• 2026-03-05 Listed $99,900 UNYREIS
• 2026-02-20 Listing Removed — UNYREIS
• 2026-01-22 Listed $119,900 UNYREIS
• 2022-02-03 Price Changed $975 RENT.
• 2021-09-23 Sold (Public Records) $45,000 Public Records
• 2019-06-21 Sold (Public Records) $37,000 Public Records
• 2019-06-14 Sold (MLS) $37,000 UNYREIS
• 2019-04-11 Pending — UNYREIS
• 2019-04-08 Listed $39,900 UNYREIS

Property tax history

+5.5%/yr

Latest (2025): $597 · +0.0% YoY. Source: county tax records.