64 Dewberry Dr, Rochester, NY 14622
NY
AssignedD
Assignment dealBuyer pays both sidesProof of funds required
Pass — deal does not pencil under conservative assumptions.
Listing Details
| Ask price | $79,900 |
| Beds / baths | 2 bd / 1 ba |
| Square feet | 735 |
| Lot size | 5,227 |
| Property type | Home |
| Year built | 1928 |
| Inspection date | — |
| Deposit | — |
| Closing terms | Garage walls/roof slightly bowing → needs reinforcement |
| First seen | 4/21/2026 |
| Last seen | 4/22/2026 |
Underwriting
Estimates (verify with comps)
| ARV low / base / high | $66,150 / $79,380 / $95,550 |
| Rehab low / base / high | $20,580 / $30,870 / $42,630 |
| Rehab tier | moderate |
| Rent range (low / base / high) | $900 / $1,050 / $1,200 /mo |
| Acquisition friction | $6,000 |
Flip Scenario
| All-in cost (base) | $123,970 |
| Profit low / base / high | $-74,872 / $-50,940 / $-25,774 |
| MAO (flip) | $8,960 |
Rental Scenario
| NOI (base) | $4,524 |
| Monthly cash flow | $-235 |
| Cap rate | 3.9% |
| DSCR | 0.62 |
| MAO (rental) | $23,038 |
BRRRR Scenario
| Refi proceeds (75% ARV) | $59,535 |
| Cash left in deal | $57,235 |
| MAO (BRRRR) | $22,665 |
ARV estimated from $/sqft Rochester averages — verify with actual comps before committing. | No inspection date found; confirm walkthrough availability.
Key Risks
- ▲Flip profit thin at base ARV ($-50,940).
- ▲Rental cash flow weak ($-235/mo, DSCR 0.62).
- ▲BRRRR leaves $57,235 cash in deal after refi.
- ▲Buyer pays both sides' closing costs — significant friction penalty.
- ▲Assignment deal only — may limit financing options.
Listing Remarks
64 Dewberry Dr, Rochester, NY 14622
History
| Date | Status | Price | Changes |
|---|---|---|---|
| 4/22/2026 | Assigned | — | — |
| 4/21/2026 | Assigned | $79,900 | detail_page_fetch |
| 4/21/2026 | Assigned | — | — |