128 Cameron St · Rochester, NY 14606

$125,000

5 bd · 2.0 ba · 2,004 sqft · Townhouse public records · 118 Days on market

Built 1900 7,405 sqft lot $62/sqft · 48% above area Est $84k · 48% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic investment opportunity on Cameron Street! This true side-by-side two-family home is fully occupied and cash flowing from day one. The front unit offers 3 bedrooms and 1 bath, currently rented for $1,000/month, while the rear unit features 2 bedrooms and 1 bath, rented for $850/month. Both tenants are on month-to month leases, providing flexibility for investors or owner-occupants alike. The property features newer windows, separate utilities, off-street parking, and a spacious backyard. The current Certificate of Occupancy is up to date and will be provided at closing. Conveniently located just minutes from expressways, shopping centers, and public transportation, this property is the perfect addition to any portfolio. Don’t miss this golden opportunity—nothing left to do but collect rent and watch the cash flow!

Key facts

• Separate utilities
• Cash flowing
• Newer windows

Tags

• INVESTMENT OPPORTUNITY
• FULLY OCCUPIED
• CASH FLOWING
• NEWER WINDOWS
• SEPARATE UTILITIES
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 43% 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 $864 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 + 6.3% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.61% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.51%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (median comp): $84,251
• List price: $125,000
• Delta: 48.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Cameron St	0.11mi	4/2.0 (-1)	2,080 (+4%)	11mo	$105,000	$50	74
866 Smith St	0.46mi	5/2.0	2,071 (+3%)	4mo	$65,000	$31	70
100-102 Parkway	0.37mi	5/2.0	2,130 (+6%)	4mo	$130,000	$61	69
62 Locust St St	0.53mi	6/2.0 (+1)	2,016 (+1%)	12mo	$15,000	$7	60
419 Murray St #417	0.17mi	6/3.0 (+1)	1,769 (-12%)	8mo	$220,000	$124	57
228 Sherman St	0.11mi	6/2.0 (+1)	2,294 (+14%)	11mo	$125,000	$54	57
228 Parkway	0.30mi	6/2.0 (+1)	2,276 (+14%)	6mo	$116,000	$51	53
78 Ravine Ave	0.70mi	6/2.0 (+1)	1,992 (-1%)	11mo	$135,000	$68	52
97 Locust St	0.47mi	4/2.0 (-1)	1,852 (-8%)	11mo	$77,500	$42	51
145 Glendale Park	0.59mi	6/2.0 (+1)	2,088 (+4%)	11mo	$130,000	$62	51
365 Glenwood Ave	0.64mi	4/2.0 (-1)	1,816 (-9%)	4mo	$47,500	$26	46
374 Ames St	0.70mi	4/2.0 (-1)	1,760 (-12%)	4mo	$23,000	$13	38

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: 25.1%
• Equity multiple: 2.08×
• Total profit: $37,693
• Equity at exit: $18,638

10-year hold

• IRR: 34.7%
• Equity multiple: 4.68×
• Total profit: $128,690
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $802

Break-even live

Break-even rent $998

Max offer price $125,000

Occupancy floor 55%

Sensitivity live

Price	-10% $873	-5% $838	+0% $802	+5% $767	+10% $732
Rent	-10% $643	-5% $723	+0% $802	+5% $882	+10% $961
Rate	-1.0pp $865	-0.5pp $834	base $802	+0.5pp $770	+1.0pp $737

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	0.54mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.30mi

Listing history 33 events

1. 2026-06-21
   days on market $125,000 Active 118 DOM
2. 2026-06-18
   days on market $125,000 Active 115 DOM
3. 2026-06-17
   days on market $125,000 Active 114 DOM
4. 2026-06-16
   days on market $125,000 Active 113 DOM
5. 2026-06-15
   days on market $125,000 Active 112 DOM
6. 2026-06-13
   days on market $125,000 Active 110 DOM
7. 2026-06-13
   days on market $125,000 Active 109 DOM
8. 2026-06-10
   days on market $125,000 Active 107 DOM
9. 2026-06-09
   days on market $125,000 Active 106 DOM
10. 2026-06-09
    days on market $125,000 Active 105 DOM
11. 2026-06-07
    days on market $125,000 Active 104 DOM
12. 2026-06-05
    days on market $125,000 Active 101 DOM
13. 2026-06-03
    days on market $125,000 Active 100 DOM
14. 2026-06-03
    days on market $125,000 Active 99 DOM
15. 2026-06-01
    days on market $125,000 Active 98 DOM
16. 2026-05-31
    days on market $125,000 Active 97 DOM
17. 2026-02-23
    listed $125,000 Active 846-char remark

    Show marketing remark (846 chars)

    Fantastic investment opportunity on Cameron Street! This true side-by-side two-family home is fully occupied and cash flowing from day one. The front unit offers 3 bedrooms and 1 bath, currently rented for $1,000/month, while the rear unit features 2 bedrooms and 1 bath, rented for $850/month. Both tenants are on month-to month leases, providing flexibility for investors or owner-occupants alike. The property features newer windows, separate utilities, off-street parking, and a spacious backyard. The current Certificate of Occupancy is up to date and will be provided at closing. Conveniently located just minutes from expressways, shopping centers, and public transportation, this property is the perfect addition to any portfolio. Don’t miss this golden opportunity—nothing left to do but collect rent and watch the cash flow!

18. 2025-12-16
    status Pending
19. 2025-12-04
    historical
20. 2025-11-20
    price $125,000
21. 2025-11-12
    listed $69,900 Active
22. 2025-02-19
    soldstatus $370,000
23. 2020-05-04
    soldstatus $44,000
24. 2016-09-06
    soldstatus $34,000
25. 2016-09-01
    soldstatus $34,000 Closed Sale or Rented
26. 2016-07-31
    historical
27. 2016-02-10
    listed $34,900 Active
28. 2015-10-13
    price $39,900
29. 2015-09-02
    price $42,700
30. 2015-08-10
    price $44,700
31. 2015-05-03
    listed $39,900
32. 2006-09-29
    soldstatus $38,110
33. 1997-06-26
    soldstatus $26,000

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$570/yr (+$48/mo · 58.7%)

ⓘ 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: $24,166
• − Mortgage interest: −$7,002
• − Property taxes: −$972
• − Insurance: −$625
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$3,636
• Taxable income: $8,064
• Est. tax owed @ 24.0%: −$1,935
• After-tax cash flow: $7,692/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

+380.8% since first listed

17 events — show timeline

• 2026-02-23 Listed $125,000 UNYREIS
• 2025-12-16 Pending — UNYREIS
• 2025-12-04 Listing Removed — UNYREIS
• 2025-11-20 Price Changed $125,000 UNYREIS
• 2025-11-12 Listed $69,900 UNYREIS
• 2025-02-19 Sold (Public Records) $370,000 Public Records
• 2020-05-04 Sold (Public Records) $44,000 Public Records
• 2016-09-06 Sold (Public Records) $34,000 Public Records
• 2016-09-01 Sold (MLS) $34,000 UNYREIS
• 2016-07-31 Listing Removed — UNYREIS
• 2016-02-10 Listed $34,900 UNYREIS
• 2015-10-13 Price Changed $39,900 WNYREIS
• 2015-09-02 Price Changed $42,700 WNYREIS
• 2015-08-10 Price Changed $44,700 WNYREIS
• 2015-05-03 Listed $39,900 UNYREIS
• 2006-09-29 Sold (Public Records) $38,110 Public Records
• 1997-06-26 Sold (Public Records) $26,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $972 · +0.0% YoY. Source: county tax records.