112 Carter St · Rochester, NY 14621

$149,900

4 bd · 2.0 ba · 1,697 sqft · SingleFamily public records · 25 Days on market

Built 1900 3,257 sqft lot $88/sqft · 27% above area Est $118k · 27% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +4.7/5.0
• 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

Come check out this very large single family home. Great for investors or make it your own! Located near bus line and grocery stores. Newer vinyl windows and electrical were updated in 2019. House being sold as is. No delayed negotiations.

Key facts

• Custom tile work
• Brand new flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• CUSTOM TILE WORK
• BRAND NEW FLOORING

Property features AI

Exterior

• Parking: No garage
• Security: Leased security system
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Vinyl siding; Asphalt roof; Block foundation; Existing (resale) property
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Rectangular residential lot (approx. 33 x 98)

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Luxury vinyl; Tile; Varied flooring types
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Open living/dining room; Walk-in pantry; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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 (+8.9%/yr); 114 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,786/mo this rent would consume 61% 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 $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 + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $35k; list at $150k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.19% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $117,926
• List price: $149,900
• Delta: 27.11%
• 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
662 Wilkins St	0.08mi	4/1.0	1,666 (-2%)	2mo	$160,000	$96	87
207 Lux St	0.37mi	4/1.5	1,728 (+2%)	2mo	$95,000	$55	76
35 Council St	0.38mi	4/2.0	1,745 (+3%)	4mo	$90,000	$52	74
343 Durnan St	0.29mi	4/2.5	1,797 (+6%)	2mo	$263,000	$146	73
665 Portland Ave	0.07mi	5/2.0 (+1)	1,874 (+10%)	3mo	$60,000	$32	72
28 Arbutus St	0.74mi	4/1.0	1,664 (-2%)	4mo	$75,000	$45	55
188 5th St	0.65mi	4/2.0	1,576 (-7%)	3mo	$65,500	$42	55
61 Crombie St	0.56mi	5/2.0 (+1)	1,540 (-9%)	2mo	$123,000	$80	52
128 5th St	0.73mi	4/1.0	1,606 (-5%)	2mo	$62,000	$39	52
749 Avenue D	0.63mi	4/1.5	1,508 (-11%)	1mo	$80,000	$53	50
30 Newcomb St	0.63mi	3/2.0 (-1)	1,502 (-12%)	1mo	$70,000	$47	46
73 Kosciusko St	0.58mi	3/1.0 (-1)	1,470 (-13%)	2mo	$55,000	$37	40

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: 9.7%
• Equity multiple: 1.40×
• Total profit: $16,988
• Equity at exit: $22,351

10-year hold

• IRR: 22.4%
• Equity multiple: 3.35×
• Total profit: $98,603
• Equity at exit: $12,961

Cash invested: $41,972 (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: 114
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$786
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $501

Break-even live

Break-even rent $1,152

Max offer price $149,900

Occupancy floor 67%

Sensitivity live

Price	-10% $586	-5% $543	+0% $501	+5% $458	+10% $416
Rent	-10% $360	-5% $430	+0% $501	+5% $571	+10% $642
Rate	-1.0pp $576	-0.5pp $539	base $501	+0.5pp $462	+1.0pp $422

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.30mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.37mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.45mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.54mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.63mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.69mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.70mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.82mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	0.94mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.01mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.12mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	1.14mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.14mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.23mi

Listing history 13 events

1. 2026-05-18
   status Pending 841-char remark
2. 2026-05-04
   historical Active Under Contract 841-char remark
3. 2026-04-23
   listed $149,900 Active 841-char remark
4. 2023-11-14
   soldstatus $35,000 Closed Sale or Rented 239-char remark

   Show marketing remark (239 chars)

   Come check out this very large single family home. Great for investors or make it your own! Located near bus line and grocery stores. Newer vinyl windows and electrical were updated in 2019. House being sold as is. No delayed negotiations.

5. 2023-09-29
   status Under Contract- Do Not Show 239-char remark

   Show marketing remark (239 chars)

   Come check out this very large single family home. Great for investors or make it your own! Located near bus line and grocery stores. Newer vinyl windows and electrical were updated in 2019. House being sold as is. No delayed negotiations.

6. 2023-09-23
   price $39,900 239-char remark

   Show marketing remark (239 chars)

   Come check out this very large single family home. Great for investors or make it your own! Located near bus line and grocery stores. Newer vinyl windows and electrical were updated in 2019. House being sold as is. No delayed negotiations.

7. 2023-09-14
   price $69,900 239-char remark

   Show marketing remark (239 chars)

   Come check out this very large single family home. Great for investors or make it your own! Located near bus line and grocery stores. Newer vinyl windows and electrical were updated in 2019. House being sold as is. No delayed negotiations.

8. 2023-09-06
   listed $75,000 Active 239-char remark

   Show marketing remark (239 chars)

   Come check out this very large single family home. Great for investors or make it your own! Located near bus line and grocery stores. Newer vinyl windows and electrical were updated in 2019. House being sold as is. No delayed negotiations.

9. 2019-07-01
   soldstatus $35,500 Closed Sale or Rented

   Show marketing remark (462 chars)

   Must see this very spacious colonial conveniently located near bus line and grocery stores. This Investment property is currently rented with a long term tenant on a month to month lease at $875.00. In addition all newer vinyl windows & electrical have been recently upgraded. Only permits on file with the city will be provided C of O EXPIRES 7/21/19 Showings will be held Every FRIDAY & SATURDAY FROM 1-2PM & THURSDAYS FROM 5:30PM-6:30PM

10. 2019-04-18
    status Pending Sale

    Show marketing remark (462 chars)

    Must see this very spacious colonial conveniently located near bus line and grocery stores. This Investment property is currently rented with a long term tenant on a month to month lease at $875.00. In addition all newer vinyl windows & electrical have been recently upgraded. Only permits on file with the city will be provided C of O EXPIRES 7/21/19 Showings will be held Every FRIDAY & SATURDAY FROM 1-2PM & THURSDAYS FROM 5:30PM-6:30PM

11. 2019-04-12
    listed $34,900 Active

    Show marketing remark (462 chars)

    Must see this very spacious colonial conveniently located near bus line and grocery stores. This Investment property is currently rented with a long term tenant on a month to month lease at $875.00. In addition all newer vinyl windows & electrical have been recently upgraded. Only permits on file with the city will be provided C of O EXPIRES 7/21/19 Showings will be held Every FRIDAY & SATURDAY FROM 1-2PM & THURSDAYS FROM 5:30PM-6:30PM

12. 2007-07-26
    soldstatus $55,000
13. 1997-07-23
    soldstatus $39,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$899/yr (+$75/mo · 122.2%)

ⓘ 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: $21,427
• − Mortgage interest: −$8,397
• − Property taxes: −$736
• − Insurance: −$750
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,361
• Taxable income: $3,756
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $5,108/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

+284.4% since first listed

13 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-05-04 Contingent — UNYREIS
• 2026-04-23 Listed $149,900 UNYREIS
• 2023-11-14 Sold (MLS) $35,000 UNYREIS
• 2023-09-29 Pending — UNYREIS
• 2023-09-23 Price Changed $39,900 UNYREIS
• 2023-09-14 Price Changed $69,900 UNYREIS
• 2023-09-06 Listed $75,000 UNYREIS
• 2019-07-01 Sold (MLS) $35,500 UNYREIS
• 2019-04-18 Pending — UNYREIS
• 2019-04-12 Listed $34,900 UNYREIS
• 2007-07-26 Sold (Public Records) $55,000 Public Records
• 1997-07-23 Sold (Public Records) $39,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $736 · +0.4% YoY. Source: county tax records.