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24 Brocton St, Rochester, NY 14612

NY

PendingD
Assignment dealBuyer pays both sidesSeller attorney feeProof of funds required
Pass — deal does not pencil under conservative assumptions.

Listing Details

Ask price$119,900
Beds / baths4 bd / 1 ba
Square feet1,338
Lot size5,662 sq.ft
Property typeHome
Year built1950
Inspection date—
Deposit—
Closing termscosts for both parties + seller attorney fee
First seen7/3/2026
Last seen8/22/2026
View original listing ↗

Underwriting

Estimates (verify with comps)

ARV low / base / high$120,420 / $144,504 / $173,940
Rehab low / base / high$37,464 / $56,196 / $77,604
Rehab tiermoderate
Rent range (low / base / high)$1,300 / $1,475 / $1,650 /mo
Acquisition friction$6,000

Flip Scenario

All-in cost (base)$189,296
Profit low / base / high$-99,918 / $-56,352 / $-10,539
MAO (flip)$43,548

Rental Scenario

NOI (base)$8,298
Monthly cash flow$-263
Cap rate4.6%
DSCR0.72
MAO (rental)$47,689

BRRRR Scenario

Refi proceeds (75% ARV)$108,378
Cash left in deal$73,718
MAO (BRRRR)$46,182

ARV estimated from $/sqft Rochester averages — verify with actual comps before committing. | No inspection date found; confirm walkthrough availability.

Key Risks

  • ▲Flip profit thin at base ARV ($-56,352).
  • ▲Rental cash flow weak ($-263/mo, DSCR 0.72).
  • ▲BRRRR leaves $73,718 cash in deal after refi.
  • ▲Buyer pays both sides' closing costs — significant friction penalty.
  • ▲Assignment deal only — may limit financing options.
  • ▲Seller attorney fee required — adds cost.

Listing Remarks

24 Brocton St, Rochester, NY 14612

History

DateStatusPriceChanges
8/22/2026Pending——
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