50 Finch St · Rochester, NY 14613

$144,900

4 bd · 2.0 ba · 1,914 sqft · SingleFamily public records · 11 Days on market

Built 1910 4,791 sqft lot $76/sqft · at area comps Est $141k · at est.

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +6.3/15.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks

This Spectacular 5 bed, 2 full bath Colonial has it all! TURN KEY, 50 Finch St is located in the heart of the vibrant City of Rochester! Just mins from Aquinas Institute Of Rochester & Expressway 104. Offering over 1,900 SQFT, this spacious home makes an immediate impression with its long, freshly sealed driveway & oversized open front porch. Featuring low maintenance stucco siding, this property is built for ease, with a fully fenced backyard ideal for entertaining, pets, or added privacy. From the expansive front porch, step inside to rich NATURAL WOODWORK & REFINISHED HARDWOODS throughout. The layout opens effortlessly into a SPACIOUS LIVING ROOM & formal dinning

Key facts

• New h20 tank
• Walk-in pantry
• 4,791 sq ft lot

Tags

• FULLY FENCED BACKYARD
• NEWLY RENOVATED KITCHEN
• WALK-IN PANTRY
• RECENTLY UPDATED FULL BATH
• NEW HIGH EFFICIENCY FURNACE
• NEW H20 TANK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing (year built unknown)
• Construction: Stucco exterior; Shingle roof; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 45 x 130

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms; Total rooms: 10; Includes bedroom and living room among room types; Has a full basement
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Breakfast bar; Separate/formal dining room; Separate/formal living room; Combined living/dining room; Walk-in pantry; Natural woodwork; Bedroom on main level; Main level primary
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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: 71 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $145k implies a 314% 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 $144,900

Questions for the listing agent

1. Built in 1910 — 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: 1.10% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $141,006
• List price: $144,900
• Delta: 2.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
371 Glenwood Ave	0.12mi	4/2.0	1,830 (-4%)	5mo	$168,000	$92	83
320 Ravine Ave	0.25mi	4/2.0	1,923 (+0%)	6mo	$140,000	$73	83
309 Emerson St	0.37mi	4/1.5	1,725 (-10%)	4mo	$65,000	$38	61
416 Augustine St	0.56mi	4/2.0	1,764 (-8%)	1mo	$202,000	$115	60
128 Bryan St	0.43mi	3/1.5 (-1)	1,740 (-9%)	3mo	$160,000	$92	55
170 Otis St	0.66mi	5/3.0 (+1)	1,830 (-4%)	0mo	$190,000	$104	52
205 Albemarle St	0.68mi	4/1.0	1,780 (-7%)	6mo	$175,000	$98	48
135 Albemarle St	0.71mi	4/2.0	1,732 (-10%)	4mo	$205,000	$118	47
361 Augustine St	0.52mi	4/2.0	1,638 (-14%)	6mo	$200,000	$122	47
505 Augustine St	0.57mi	4/1.0	1,678 (-12%)	3mo	$160,000	$95	46
200 Albemarle St	0.71mi	5/2.0 (+1)	1,672 (-13%)	2mo	$195,000	$117	39
174 Alameda St	0.66mi	3/1.5 (-1)	1,658 (-13%)	3mo	$175,000	$106	37

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,391
• Equity at exit: $21,605

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $33,080
• Equity at exit: $12,528

Cash invested: $40,572 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$760
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $391

Break-even live

Break-even rent $1,102

Max offer price $144,900

Occupancy floor 70%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.12mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.28mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.62mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.70mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.88mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	1.08mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	1.09mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.12mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.30mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.38mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.40mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	1.41mi

Listing history 3 events

1. 2026-05-15
   status Pending 1807-char remark
2. 2026-05-05
   listed $144,900 Active 1807-char remark
3. 2000-07-11
   soldstatus $35,000

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,525 · $127/mo
• Expected delta: +$924/yr (+$77/mo · 153.6%)

ⓘ 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: $19,166
• − Mortgage interest: −$8,117
• − Property taxes: −$601
• − Insurance: −$724
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,215
• Taxable income: $2,441
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $4,111/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): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• 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

+314.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-05 Listed $144,900 UNYREIS
• 2000-07-11 Sold (Public Records) $35,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $601 · -3.9% YoY. Source: county tax records.