53 Roser St · Rochester, NY 14621

$94,900

2 bd · 1.5 ba · 1,106 sqft · SingleFamily public records · 8 Days on market

Built 1940 5,040 sqft lot $86/sqft · 42% below area Est $164k · 42% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

You Must See This 3-bedroom, 2 full bath Cape/Colonial Home! Totally renovated with newer kitchen and baths. 1st floor bedroom with full bath and laundry. 2 Bedrooms up with flex space and full bath. Large living room, side & back enclosed porches led to private fenced yard. Plenty of storage space in full attic. Delayed Showings-Showings to start 5/12/26. Delayed Negotiations-No negotiations will take place until 5/18/26 @1pm.

Key facts

• Renovated baths
• Renovated kitchen
• Private fenced yard

Tags

• RENOVATED KITCHEN
• RENOVATED BATHS
• PRIVATE FENCED YARD
• FULL ATTIC

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric
• Home design: Two stories; Resale property
• Construction: Stone and vinyl siding exterior; Asphalt roof; Block foundation; Copper plumbing; Existing construction (year built details available)
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Fully fenced yard; Private yard; See remarks

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Solid surface counters; Eat-in layout
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Den; Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Solid surface counters; Thermal windows; Has full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.3% 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: 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 50-Helen Barrett Montgomery (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 628 students, 90% 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 (+8.9%/yr); 116 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,392/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 $656 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 + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1940 — 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: 1.47% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.36%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $164,336
• List price: $94,900
• Delta: -42.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Zygment St	0.12mi	3/1.0 (+1)	1,137 (+3%)	2mo	$182,000	$160	81
51 Sayne St	0.38mi	2/1.0	1,100 (-0%)	4mo	$165,000	$150	76
65 Kosciusko St	0.41mi	3/1.0 (+1)	1,097 (-1%)	3mo	$55,000	$50	70
57 Milan St	0.42mi	3/1.0 (+1)	1,097 (-1%)	3mo	$190,000	$173	70
1475 North St	0.37mi	3/1.0 (+1)	1,080 (-2%)	3mo	$136,740	$127	69
95 Cleon St	0.55mi	3/1.0 (+1)	1,089 (-2%)	1mo	$83,000	$76	64
56 Northlane Dr	0.34mi	2/1.5	1,232 (+11%)	2mo	$90,142	$73	64
334 E Ridge Rd	0.54mi	3/1.0 (+1)	1,176 (+6%)	4mo	$194,900	$166	54
235 Ernst St	0.69mi	3/1.5 (+1)	1,164 (+5%)	2mo	$170,000	$146	52
263 Weyl St	0.50mi	3/1.0 (+1)	1,202 (+9%)	4mo	$85,000	$71	52
74 Meyerhill Cir E	0.49mi	3/1.5 (+1)	1,237 (+12%)	4mo	$260,000	$210	49
623 Avenue D	0.73mi	3/1.0 (+1)	1,254 (+13%)	2mo	$70,000	$56	35

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: 19.3%
• Equity multiple: 1.83×
• Total profit: $22,100
• Equity at exit: $14,150

10-year hold

• IRR: 30.8%
• Equity multiple: 4.44×
• Total profit: $91,517
• Equity at exit: $8,205

Cash invested: $26,572 (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: 116
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$498
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $473

Break-even live

Break-even rent $793

Max offer price $94,900

Occupancy floor 61%

Sensitivity live

Price	-10% $527	-5% $500	+0% $473	+5% $446	+10% $419
Rent	-10% $363	-5% $418	+0% $473	+5% $528	+10% $583
Rate	-1.0pp $521	-0.5pp $497	base $473	+0.5pp $448	+1.0pp $423

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	45d	1	0.40mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.48mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	0.53mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	12d	1	0.54mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	4d	4	0.63mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	0.67mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.73mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	16d	1	0.79mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	0.89mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	0.93mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	45d	1	0.94mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.94mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	25d	1	0.96mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	0.97mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	4d	1	0.98mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.10mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	45d	1	1.14mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	45d	1	1.38mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	1.48mi

Listing history 1 events

1. 2026-05-11
   listed $94,900 Active 437-char remark

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,338 · $112/mo
• Expected delta: +$265/yr (+$22/mo · 24.7%)

ⓘ 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 ≥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: $16,701
• − Mortgage interest: −$5,316
• − Property taxes: −$1,073
• − Insurance: −$474
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,761
• Taxable income: $4,405
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,618/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

2 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-11 Listed $94,900 UNYREIS

Property tax history

+1.0%/yr

Latest (2025): $1,073 · +11.5% YoY. Source: county tax records.