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640 Carter St, Rochester, NY 14621

NY

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

Listing Details

Ask price$94,900
Beds / baths4 bd / 1 ba
Square feet1,152
Lot size9,147 sq.ft
Property typeHome
Year built1947
Inspection date—
Deposit—
Closing termsto shopping, hospitals, and major highways
First seen7/29/2026
Last seen9/24/2026
View original listing ↗

Underwriting

Estimates (verify with comps)

ARV low / base / high$103,680 / $124,416 / $149,760
Rehab low / base / high$32,256 / $48,384 / $66,816
Rehab tiermoderate
Rent range (low / base / high)$1,300 / $1,475 / $1,650 /mo
Acquisition friction$6,000

Flip Scenario

All-in cost (base)$156,484
Profit low / base / high$-79,530 / $-42,021 / $-2,577
MAO (flip)$32,879

Rental Scenario

NOI (base)$8,298
Monthly cash flow$-91
Cap rate5.6%
DSCR0.88
MAO (rental)$55,501

BRRRR Scenario

Refi proceeds (75% ARV)$93,312
Cash left in deal$55,972
MAO (BRRRR)$38,928

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 ($-42,021).
  • ▲Rental cash flow weak ($-91/mo, DSCR 0.88).
  • ▲BRRRR leaves $55,972 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

640 Carter St, Rochester, NY 14621

History

DateStatusPriceChanges
9/24/2026Pending——
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