106 Dorset St · Rochester, NY 14609

$165,000

3 bd · 1.5 ba · 1,219 sqft · SingleFamily public records · 17 Days on market

Built 1929 4,758 sqft lot $135/sqft · 14% below area Est $192k · 14% under

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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 +19.9/30.0
• ARV discount +13.9/15.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• 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 MLS

Homestead Heights Delight! This charming 3 bedroom colonial has updated flooring (2022) all throughout first and second floor, with ceramic tile flooring in the updated white cabinet kitchen. Complemented by a GRANITE counter-top and tile backsplash. This home has a cozy and HUGE living room area to entertain a big family and stay cool this summer with CENTRAL AIR (2021). Delayed negotiations to take place 4/24/2022 @3pm.

Key facts

• Large attic space
• Updated kitchen
• Ample storage

Tags

• UPDATED KITCHEN
• LARGE ATTIC SPACE
• AMPLE STORAGE

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2 stories; Existing/previously built property
• Construction: Composite siding; Copper plumbing; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Patio; Partial fencing; Fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan; Solid surface counters
• Bedrooms: 7 total rooms including living spaces and laundry
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Leaded glass windows; Separate/formal dining room; Separate/formal living room; Solid surface counters
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.9% below list).
• Recommended offer: $159k (3.9% below list) — sets the bar for 1% rule.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,631 (3.9% below list)

Questions for the listing agent

1. Built in 1929 — 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: 0.96% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $192,435
• List price: $165,000
• Delta: -14.26%
• 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
1824 Clifford Ave	0.26mi	3/1.0	1,188 (-2%)	2mo	$62,500	$53	80
157 Cummings St	0.23mi	3/2.0	1,272 (+4%)	2mo	$250,000	$197	78
265 Springfield Ave	0.25mi	4/1.5 (+1)	1,268 (+4%)	1mo	$200,000	$158	76
23 Martinot Ave	0.45mi	3/1.0	1,292 (+6%)	1mo	$255,000	$197	66
865 N Goodman St	0.56mi	4/1.5 (+1)	1,245 (+2%)	2mo	$76,000	$61	64
281 Ellison St	0.18mi	4/3.0 (+1)	1,350 (+11%)	1mo	$184,000	$136	62
201 Arbutus St	0.61mi	4/1.5 (+1)	1,180 (-3%)	0mo	$210,000	$178	61
85 Culver Pkwy	0.62mi	3/1.5	1,298 (+6%)	1mo	$287,500	$221	60
82 Willmont St	0.38mi	2/1.0 (-1)	1,100 (-10%)	1mo	$155,000	$141	58
230 Laurelton Rd	0.59mi	3/1.5	1,362 (+12%)	1mo	$289,000	$212	52
298 Fieldwood Dr	0.72mi	4/2.0 (+1)	1,320 (+8%)	2mo	$193,000	$146	44
227 Newcomb St	0.71mi	3/2.0	1,372 (+13%)	1mo	$225,000	$164	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.87×
• Total profit: $-5,903
• Equity at exit: $24,602

10-year hold

• IRR: 11.0%
• Equity multiple: 2.04×
• Total profit: $48,251
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$865
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $199

Break-even live

Break-even rent $1,334

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $292	-5% $246	+0% $199	+5% $152	+10% $106
Rent	-10% $74	-5% $136	+0% $199	+5% $262	+10% $324
Rate	-1.0pp $282	-0.5pp $241	base $199	+0.5pp $156	+1.0pp $113

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.20mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.24mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.32mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	0.32mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	20d	1	0.32mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.43mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	0.51mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.53mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.55mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.55mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.57mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	4d	3	0.60mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.62mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	0.66mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	4d	1	0.67mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.79mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	0.79mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	0.79mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	0.82mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.90mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.94mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	45d	1	1.02mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	1.05mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.07mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	1.17mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	1.20mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	45d	1	1.22mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	1.23mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	4d	3	1.24mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.27mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	45d	1	1.28mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	4d	1	1.35mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	1.39mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	1.41mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	1.41mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	45d	1	1.42mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	1.43mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	11d	4	1.46mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	1.49mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	4d	1	1.49mi

Listing history 21 events

1. 2026-05-10
   status Pending 873-char remark
2. 2026-05-04
   historical Active Under Contract 873-char remark
3. 2026-04-23
   listed $165,000 Active 873-char remark
4. 2022-06-13
   soldstatus $150,000
5. 2022-06-10
   soldstatus $150,000 Closed Sale or Rented 425-char remark

   Show marketing remark (425 chars)

   Homestead Heights Delight! This charming 3 bedroom colonial has updated flooring (2022) all throughout first and second floor, with ceramic tile flooring in the updated white cabinet kitchen. Complemented by a GRANITE counter-top and tile backsplash. This home has a cozy and HUGE living room area to entertain a big family and stay cool this summer with CENTRAL AIR (2021). Delayed negotiations to take place 4/24/2022 @3pm.

6. 2022-04-26
   status Under Contract- Do Not Show 425-char remark

   Show marketing remark (425 chars)

   Homestead Heights Delight! This charming 3 bedroom colonial has updated flooring (2022) all throughout first and second floor, with ceramic tile flooring in the updated white cabinet kitchen. Complemented by a GRANITE counter-top and tile backsplash. This home has a cozy and HUGE living room area to entertain a big family and stay cool this summer with CENTRAL AIR (2021). Delayed negotiations to take place 4/24/2022 @3pm.

7. 2022-04-26
   historical Continue to Show- Under Contract 425-char remark

   Show marketing remark (425 chars)

   Homestead Heights Delight! This charming 3 bedroom colonial has updated flooring (2022) all throughout first and second floor, with ceramic tile flooring in the updated white cabinet kitchen. Complemented by a GRANITE counter-top and tile backsplash. This home has a cozy and HUGE living room area to entertain a big family and stay cool this summer with CENTRAL AIR (2021). Delayed negotiations to take place 4/24/2022 @3pm.

8. 2022-04-19
   listed $134,900 Active 425-char remark

   Show marketing remark (425 chars)

   Homestead Heights Delight! This charming 3 bedroom colonial has updated flooring (2022) all throughout first and second floor, with ceramic tile flooring in the updated white cabinet kitchen. Complemented by a GRANITE counter-top and tile backsplash. This home has a cozy and HUGE living room area to entertain a big family and stay cool this summer with CENTRAL AIR (2021). Delayed negotiations to take place 4/24/2022 @3pm.

9. 2019-04-08
   soldstatus $83,000
10. 2019-04-05
    soldstatus $83,000 Closed Sale or Rented

    Show marketing remark (389 chars)

    Stylish 3 bedroom colonial with great curb appeal. Exterior painted and tear off roof in 2016. Large formal dining room. Updated kitchen with Quartz countertops and all stainless steel appliances included. Large master bedroom and two other good sized bedrooms. Bathroom recently updated. Full walk-up attic. Partially fenced private back yard. Garage needs new roof. Quick close possible.

11. 2019-02-13
    status Pending Sale

    Show marketing remark (389 chars)

    Stylish 3 bedroom colonial with great curb appeal. Exterior painted and tear off roof in 2016. Large formal dining room. Updated kitchen with Quartz countertops and all stainless steel appliances included. Large master bedroom and two other good sized bedrooms. Bathroom recently updated. Full walk-up attic. Partially fenced private back yard. Garage needs new roof. Quick close possible.

12. 2019-02-05
    status Under Contract- Do Not Show

    Show marketing remark (389 chars)

    Stylish 3 bedroom colonial with great curb appeal. Exterior painted and tear off roof in 2016. Large formal dining room. Updated kitchen with Quartz countertops and all stainless steel appliances included. Large master bedroom and two other good sized bedrooms. Bathroom recently updated. Full walk-up attic. Partially fenced private back yard. Garage needs new roof. Quick close possible.

13. 2019-01-29
    listed $84,900 Active

    Show marketing remark (389 chars)

    Stylish 3 bedroom colonial with great curb appeal. Exterior painted and tear off roof in 2016. Large formal dining room. Updated kitchen with Quartz countertops and all stainless steel appliances included. Large master bedroom and two other good sized bedrooms. Bathroom recently updated. Full walk-up attic. Partially fenced private back yard. Garage needs new roof. Quick close possible.

14. 2016-03-17
    soldstatus $25,000 Closed Sale or Rented
15. 2016-02-18
    status Pending Sale
16. 2016-02-05
    listed $19,200 Active
17. 2015-05-18
    historical
18. 2013-06-13
    historical
19. 2013-06-12
    listed $39,900
20. 2012-07-23
    listed $32,300
21. 2006-04-19
    soldstatus $67,500

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$673/yr (+$56/mo · 46.7%)

ⓘ 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 · 14 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: $19,036
• − Mortgage interest: −$9,243
• − Property taxes: −$1,442
• − Insurance: −$825
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,800
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,465/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

+144.4% since first listed

21 events — show timeline

• 2026-05-10 Pending — UNYREIS
• 2026-05-04 Contingent — UNYREIS
• 2026-04-23 Listed $165,000 UNYREIS
• 2022-06-13 Sold (Public Records) $150,000 Public Records
• 2022-06-10 Sold (MLS) $150,000 UNYREIS
• 2022-04-26 Pending — UNYREIS
• 2022-04-26 Contingent — UNYREIS
• 2022-04-19 Listed $134,900 UNYREIS
• 2019-04-08 Sold (Public Records) $83,000 Public Records
• 2019-04-05 Sold (MLS) $83,000 UNYREIS
• 2019-02-13 Pending — UNYREIS
• 2019-02-05 Pending — UNYREIS
• 2019-01-29 Listed $84,900 UNYREIS
• 2016-03-17 Sold (MLS) $25,000 UNYREIS
• 2016-02-18 Pending — UNYREIS
• 2016-02-05 Listed $19,200 UNYREIS
• 2015-05-18 Listing Removed — UNYREIS
• 2013-06-13 Listing Removed — UNYREIS
• 2013-06-12 Listed $39,900 UNYREIS
• 2012-07-23 Listed $32,300 UNYREIS
• 2006-04-19 Sold (Public Records) $67,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,442 · -5.5% YoY. Source: county tax records.