152 Arnett Blvd · Rochester, NY 14619

$79,900

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 10 Days on market

Built 1900 4,803 sqft lot ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

CASH BUYERS ONLY--ESTATE SALE__ "AS IS "

Key facts

• 4,803 sq ft lot
• Built 1900
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 17.3% 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: 48 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1900 — 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.45%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $165,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Frost Ave	0.40mi	4/1.0 (+1)	1,569 (+1%)	2mo	$75,000	$48	74
21 Gladstone St	0.48mi	4/1.0 (+1)	1,584 (+2%)	1mo	$10,000	$6	69
455 Frost Ave	0.30mi	3/1.5	1,352 (-13%)	1mo	$77,000	$57	61
91 Columbia Ave	0.73mi	3/1.5	1,518 (-3%)	0mo	$145,000	$96	59
153 Barton St	0.67mi	3/2.0	1,525 (-2%)	2mo	$255,000	$167	59
84 Ellicott St	0.65mi	3/3.5	1,504 (-4%)	0mo	$223,000	$148	53
1283 Plymouth Ave S	0.67mi	4/2.0 (+1)	1,621 (+4%)	1mo	$200,000	$123	52
117 Millbank St	0.70mi	4/2.0 (+1)	1,639 (+5%)	1mo	$173,000	$106	49
14 Burlington Ave	0.71mi	3/1.5	1,721 (+10%)	1mo	$230,000	$134	47
790 Genesee St	0.55mi	4/2.0 (+1)	1,389 (-11%)	2mo	$145,000	$104	46
797 Seward St	0.61mi	3/1.5	1,336 (-14%)	1mo	$170,000	$127	45
88 Monica St	0.58mi	4/1.0 (+1)	1,342 (-14%)	2mo	$97,500	$73	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.52×
• Total profit: $33,927
• Equity at exit: $11,913

10-year hold

• IRR: 42.5%
• Equity multiple: 5.02×
• Total profit: $89,975
• Equity at exit: $6,908

Cash invested: $22,372 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$419
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $736

Break-even live

Break-even rent $703

Max offer price $79,900

Occupancy floor 50%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	0.29mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	0.30mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.30mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	0.49mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.58mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.58mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.60mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.62mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.67mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.68mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.68mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.70mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	0.73mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.75mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.90mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	0.91mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.91mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	0.95mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.02mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	1.03mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	1.07mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.12mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.16mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	1.19mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	1.20mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	1.22mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	1.32mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	23d	1	1.32mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	23d	1	1.38mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.43mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	3d	1	1.44mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	10d	2	1.44mi

Listing history 3 events

1. 2026-02-08
   status Pending
2. 2026-02-04
   price $79,900
3. 2026-01-29
   listed $84,900 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: $1,234 · $103/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$58/yr (+$5/mo · 4.7%)

ⓘ 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: $19,605
• − Mortgage interest: −$4,476
• − Property taxes: −$1,234
• − Insurance: −$400
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$2,324
• Taxable income: $8,035
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $6,898/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
• City population: 432,803
• Population (ZIP): 14,223

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

-5.9% since first listed

3 events — show timeline

• 2026-02-08 Pending — UNYREIS
• 2026-02-04 Price Changed $79,900 UNYREIS
• 2026-01-29 Listed $84,900 UNYREIS

Property tax history

+9.8%/yr

Latest (2025): $1,234 · +0.0% YoY. Source: county tax records.