225 Otis St · Rochester, NY 14606

$87,000

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 11 Days on market

Built 1889 4,680 sqft lot Est $86k · at est.

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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 +7.1/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Property is owner occupied so please give 24 hr notice. Property is being listed as "As Is. " This two-story home is a diamond in the rough with great potential to be a beautiful home for the right person or investor. High ceilings throughout the first floor. An inviting eat-in kitchen has plenty counter space, and a partial pantry provides ample space for storage. The first floor has one bedroom, a full bathroom, in addition to a family room and living room. The living room space was once converted to a kitchen area. Three good size bedrooms and the second full bathroom is located on the 2nd floor. Wood exterior, newer windows, large backyard and covered porch. The roof was done

Key facts

• Covered porch
• Large backyard
• Newer windows

Tags

• HIGH CEILINGS
• EAT-IN KITCHEN
• LARGE BACKYARD
• COVERED PORCH
• WOOD EXTERIOR
• NEWER WINDOWS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Existing construction
• Construction: Wood siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence; Covered porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: One main-level bedroom; Total room count: 10 (includes bedroom, living room, family room)
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating; Electric heating; Gas heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Cap rate 16.9% 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 (+6.3%/yr); 124 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).
• This rent runs 36% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 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 + 6.3% rent growth), your $24k cash investment doubles in ~3 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 $36k; list at $87k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,000

Questions for the listing agent

1. Built in 1889 — 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: 1.91% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.78%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $86,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Emerson St	0.34mi	4/1.5	1,536 (-0%)	4mo	$129,900	$85	79
46 Rogers Ave	0.05mi	3/1.0 (-1)	1,458 (-5%)	3mo	$81,000	$56	78
33 Wolff St	0.11mi	5/2.0 (+1)	1,630 (+6%)	5mo	$175,000	$107	76
64 Cameron St	0.35mi	3/1.5 (-1)	1,440 (-6%)	2mo	$68,000	$47	64
460 Glenwood Ave	0.59mi	3/1.5 (-1)	1,524 (-1%)	4mo	$65,000	$43	61
241 Curtis St	0.30mi	5/1.5 (+1)	1,395 (-9%)	5mo	$65,000	$47	59
91 Pool St	0.62mi	4/1.0	1,458 (-5%)	1mo	$162,500	$111	57
7 Rugraff St	0.66mi	3/1.0 (-1)	1,487 (-3%)	2mo	$78,000	$52	53
309 Emerson St	0.48mi	4/1.5	1,725 (+12%)	4mo	$65,000	$38	52
88 Sherman St	0.47mi	3/1.0 (-1)	1,412 (-8%)	5mo	$63,500	$45	51
64 Lisbon St	0.56mi	3/1.5 (-1)	1,392 (-10%)	5mo	$115,000	$83	47
22 Starling St	0.69mi	4/1.5	1,344 (-13%)	2mo	$100,000	$74	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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.66×
• Total profit: $40,410
• Equity at exit: $12,972

10-year hold

• IRR: 45.5%
• Equity multiple: 6.05×
• Total profit: $122,957
• Equity at exit: $7,522

Cash invested: $24,360 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$456
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $767

Break-even live

Break-even rent $694

Max offer price $87,000

Occupancy floor 49%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	0.31mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	2d	1	0.60mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.76mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	2d	1	0.76mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	18d	1	0.78mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.78mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.95mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	1.06mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.18mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.25mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.26mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.39mi

Listing history 13 events

1. 2026-06-18
   days on market $87,000 Active 11 DOM
2. 2026-06-17
   days on market $87,000 Active 10 DOM
3. 2026-06-16
   days on market $87,000 Active 9 DOM
4. 2026-06-15
   days on market $87,000 Active 8 DOM
5. 2026-06-13
   status $87,000 Active 6 DOM
6. 2026-06-03
   status $87,000 Pending 6 DOM
7. 2026-06-03
   days on market $87,000 Active 6 DOM
8. 2026-06-01
   days on market $87,000 Active 5 DOM
9. 2026-05-31
   remarks 689-char remark
10. 2026-05-31
    days on market $87,000 Active 4 DOM
11. 2026-05-27
    listed $87,000 Active
12. 2012-02-03
    soldstatus $35,800
13. 1996-09-19
    soldstatus $50,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,069 · $89/mo
• Expected delta: +$401/yr (+$33/mo · 60.1%)

ⓘ 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: $19,975
• − Mortgage interest: −$4,873
• − Property taxes: −$668
• − Insurance: −$435
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$2,531
• Taxable income: $8,272
• Est. tax owed @ 24.0%: −$1,985
• After-tax cash flow: $7,217/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+74.0% since first listed

3 events — show timeline

• 2026-05-27 Listed $87,000 UNYREIS
• 2012-02-03 Sold (Public Records) $35,800 Public Records
• 1996-09-19 Sold (Public Records) $50,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $668 · +0.0% YoY. Source: county tax records.