797 Bay St · Rochester, NY 14609

$89,900

4 bd · 1.0 ba · 1,844 sqft · SingleFamily public records · 31 Days on market

Built 1900 6,000 sqft lot

---

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 +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

THIS IS THE KIND OF PROPERTY INVESTORS ACTUALLY LIKE—SOLID, STRAIGHTFORWARD, AND FULL OF POTENTIAL. 797 BAY STREET OFFERS 1,844 SQUARE FEET, 4 BEDROOMS, AND 1 FULL BATH, PROVIDING A FLOOR PLAN THAT MAKES SENSE AND SUPPORTS STRONG LONG-TERM RENTAL APPEAL. THE INTERIOR FEATURES GENEROUS ROOM SIZES AND A FUNCTIONAL LAYOUT THAT TRANSLATES WELL FOR TENANT USE—PLENTY OF SPACE, NO WASTED AREAS, AND ROOMS THAT ACCOMMODATE REAL FURNITURE WITHOUT CREATIVE PROBLEM-SOLVING. NEWER MECHANICALS ADD TO OVERALL FUNCTIONALITY AND EASE OF MAINTENANCE, MAKING THIS A PRACTICAL OPTION FOR A BUY-AND-HOLD STRATEGY OR FUTURE VALUE-ADD PLAY. THE OUTDOOR SPACE IS LOW-MAINTENANCE AND EASY TO MANAGE—A

Key facts

• Generous room sizes
• Functional layout
• Forced-air heat

Tags

• GENEROUS ROOM SIZES
• FUNCTIONAL LAYOUT
• FORCED-AIR HEAT
• LOW-MAINTENANCE OUTDOOR SPACE
• DETACHED GARAGE

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$191,776) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 (+7.9%/yr); 199 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($65k/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 $622 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 + 7.9% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $65k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.08% ✓
• Cap rate: 18.05%
• Cash-on-cash: 41.97%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $191,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Ellison St	0.10mi	4/1.0	1,782 (-3%)	4mo	$195,000	$109	86
264 Springfield Ave	0.46mi	3/2.0 (-1)	1,786 (-3%)	1mo	$179,500	$101	63
487 Parsells Ave	0.50mi	4/1.5	1,973 (+7%)	2mo	$180,000	$91	61
28 Arbutus St	0.44mi	4/1.0	1,664 (-10%)	4mo	$75,000	$45	60
255 Melville St	0.32mi	4/1.5	2,076 (+13%)	4mo	$215,000	$104	59
275 Parsells Ave	0.38mi	3/2.0 (-1)	1,662 (-10%)	3mo	$207,000	$125	54
77 Sidney St	0.62mi	4/1.5	1,702 (-8%)	4mo	$149,900	$88	53
128 5th St	0.59mi	4/1.0	1,606 (-13%)	2mo	$62,000	$39	49
442 Hayward Ave	0.66mi	3/2.0 (-1)	1,746 (-5%)	4mo	$189,900	$109	48
188 5th St	0.58mi	4/2.0	1,576 (-14%)	3mo	$65,500	$42	42
497 Rocket St	0.49mi	3/2.0 (-1)	1,580 (-14%)	3mo	$250,000	$158	42
52 Arch St	0.70mi	4/2.0	1,593 (-14%)	4mo	$244,500	$153	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 3.03×
• Total profit: $51,156
• Equity at exit: $13,404

10-year hold

• IRR: 52.1%
• Equity multiple: 7.38×
• Total profit: $160,560
• Equity at exit: $7,773

Cash invested: $25,172 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$471
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $880

Break-even live

Break-even rent $752

Max offer price $89,900

Occupancy floor 48%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.36mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.36mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.39mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.40mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.40mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.40mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.47mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.54mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.56mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.61mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.92mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.96mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	1.13mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.23mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.25mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.36mi

Listing history 18 events

1. 2026-03-02
   status Pending
2. 2026-01-30
   listed $89,900 Active
3. 2025-10-08
   historical
4. 2025-09-30
   price $78,990
5. 2025-09-26
   status Active
6. 2025-07-25
   status Pending
7. 2025-06-14
   price $81,990
8. 2025-05-08
   listed $84,900 Active
9. 2025-05-07
   status Active
10. 2025-05-07
    historical
11. 2025-01-31
    status Pending
12. 2025-01-21
    listed $64,900 Active
13. 2022-09-30
    soldstatus $65,000
14. 2021-08-10
    historical
15. 2021-07-12
    price $65,000
16. 2021-06-04
    price $69,900
17. 2021-05-27
    listed $75,000 Active
18. 2005-10-03
    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: $1,024 · $85/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$248/yr (+$21/mo · 24.2%)

ⓘ 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: $22,400
• − Mortgage interest: −$5,036
• − Property taxes: −$1,024
• − Insurance: −$450
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$2,615
• Taxable income: $9,691
• Est. tax owed @ 24.0%: −$2,326
• After-tax cash flow: $8,239/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+79.8% since first listed

18 events — show timeline

• 2026-03-02 Pending — UNYREIS
• 2026-01-30 Listed $89,900 UNYREIS
• 2025-10-08 Listing Removed — UNYREIS
• 2025-09-30 Price Changed $78,990 UNYREIS
• 2025-09-26 Relisted — UNYREIS
• 2025-07-25 Pending — UNYREIS
• 2025-06-14 Price Changed $81,990 UNYREIS
• 2025-05-08 Listed $84,900 UNYREIS
• 2025-05-07 Relisted — UNYREIS
• 2025-05-07 Listing Removed — UNYREIS
• 2025-01-31 Pending — UNYREIS
• 2025-01-21 Listed $64,900 UNYREIS
• 2022-09-30 Sold (Public Records) $65,000 Public Records
• 2021-08-10 Listing Removed — UNYREIS
• 2021-07-12 Price Changed $65,000 UNYREIS
• 2021-06-04 Price Changed $69,900 UNYREIS
• 2021-05-27 Listed $75,000 UNYREIS
• 2005-10-03 Sold (Public Records) $50,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,024 · +0.0% YoY. Source: county tax records.