332 Carter St · Rochester, NY 14621

$99,000

3 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 63 Days on market

Built 1929 3,850 sqft lot $79/sqft · 27% below area Est $136k · 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Opportunity knocks at 332 Carter Street! This income-producing property offers strong potential for both investors and owner-occupants alike. Featuring a functional layout and solid bones, this home is ready for its next owner to bring their vision and unlock its full value. Conveniently located near local amenities, schools, and major roadways, making it an attractive option for tenants or future resale. Whether you’re looking to expand your portfolio or secure a property with upside, this is one you won’t want to miss.

Key facts

• 3,850 sq ft lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 22-Lincoln School (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 486 students, 94% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,561/mo this rent would consume 53% 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 $684 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $99k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (median comp): $135,630
• List price: $99,000
• Delta: -27.01%
• 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
235 Ernst St	0.07mi	3/1.5	1,164 (-7%)	2mo	$170,000	$146	81
207 Herald St	0.24mi	3/2.0	1,288 (+3%)	1mo	$60,000	$47	80
116 Barberry	0.14mi	4/2.0 (+1)	1,220 (-3%)	2mo	$175,000	$143	78
1271 North St	0.22mi	4/1.5 (+1)	1,276 (+2%)	2mo	$128,900	$101	78
1295 North Street St	0.22mi	3/1.5	1,347 (+8%)	2mo	$70,000	$52	73
56 Northlane Dr	0.43mi	2/1.5 (-1)	1,232 (-2%)	2mo	$90,142	$73	69
95 Cleon St	0.26mi	3/1.0	1,089 (-13%)	1mo	$83,000	$76	66
82 Kosciusko St	0.35mi	4/1.0 (+1)	1,137 (-9%)	3mo	$174,000	$153	61
34 Zygment St	0.63mi	3/1.0	1,137 (-9%)	2mo	$182,000	$160	54
227 Newcomb St	0.62mi	3/2.0	1,372 (+10%)	1mo	$225,000	$164	50
85 Eiffel Pl	0.73mi	3/2.0	1,323 (+6%)	3mo	$60,000	$45	50
201 Arbutus St	0.73mi	4/1.5 (+1)	1,180 (-6%)	0mo	$210,000	$178	49

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: 25.8%
• Equity multiple: 2.14×
• Total profit: $31,463
• Equity at exit: $14,761

10-year hold

• IRR: 36.3%
• Equity multiple: 5.16×
• Total profit: $115,448
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$519
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $617

Break-even live

Break-even rent $781

Max offer price $99,000

Occupancy floor 56%

Sensitivity live

Price	-10% $673	-5% $645	+0% $617	+5% $589	+10% $561
Rent	-10% $493	-5% $555	+0% $617	+5% $678	+10% $740
Rate	-1.0pp $666	-0.5pp $642	base $617	+0.5pp $591	+1.0pp $565

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.14mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	0.18mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	16d	1	0.22mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	0.32mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.32mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	0.45mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.46mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	0.47mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	12d	1	0.48mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.52mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	0.71mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.74mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	4d	1	0.80mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	0.90mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	4d	1	0.92mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.94mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.00mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	1.06mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	1.11mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	1.15mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	16d	1	1.33mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	1.41mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.41mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.49mi

Listing history 4 events

1. 2026-06-01
   statusdays on market $99,000 Pending 63 DOM
2. 2026-05-31
   days on market $99,000 Active 62 DOM
3. 2026-03-30
   listed $99,000 Active 538-char remark

   Show marketing remark (538 chars)

   Opportunity knocks at 332 Carter Street! This income-producing property offers strong potential for both investors and owner-occupants alike. Featuring a functional layout and solid bones, this home is ready for its next owner to bring their vision and unlock its full value. Conveniently located near local amenities, schools, and major roadways, making it an attractive option for tenants or future resale. Whether you’re looking to expand your portfolio or secure a property with upside, this is one you won’t want to miss.

4. 1998-05-14
   soldstatus $25,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$498/yr (+$42/mo · 73.6%)

ⓘ 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: $18,736
• − Mortgage interest: −$5,546
• − Property taxes: −$677
• − Insurance: −$495
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$2,880
• Taxable income: $6,141
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $5,926/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

+296.0% since first listed

2 events — show timeline

• 2026-03-30 Listed $99,000 UNYREIS
• 1998-05-14 Sold (Public Records) $25,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $677 · +0.0% YoY. Source: county tax records.