58 Champlain St · Rochester, NY 14608

$74,900

6 bd · 2.0 ba · 2,422 sqft · MultiFamily · 7 Days on market

Built 1910 Good condition 4,687 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Outstanding opportunity for investors or owner-occupants! This well-maintained two-family home offers excellent income potential with a projected gross annual rental income of $22,800. Each spacious unit features 3 bedrooms and 1 full bath, making it ideal for tenants or multi-generational living. Major improvements include a newer architectural roof, thermopane windows and exterior doors, high-efficiency furnaces, hot water tanks, and updated electrical panel boxes. The exterior features low-maintenance vinyl siding, a welcoming front porch, a partially fenced backyard, and a 1.5-car detached garage. Whether you're looking to generate rental income or offset your mortgage by living in one

Key facts

• Two-family home
• Thermopane windows
• 4,687 sq ft lot

Tags

• TWO-FAMILY HOME
• NEWER ARCHITECTURAL ROOF
• THERMOPANE WINDOWS
• HIGH-EFFICIENCY FURNACES
• UPDATED ELECTRICAL PANEL BOXES
• LOW-MAINTENANCE VINYL SIDING

Property features AI

Finance

• Financial info: Two-unit property with separate gas and electric meters; Gross annual income reported: $22,800; Operating expenses reported: $650 (includes water/sewer); Owner pays cable TV and water; rent includes cable TV and water; Typical rent per unit reported: $950

Exterior

• Parking: Garage (paved); Approximately 1.5 garage spaces
• Security: Leased security system
• Utilities: Electricity available and connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2-story multi-family property; Resale condition
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Stone foundation; Existing (previously built) structure
• Exterior features: Partial fencing; Open porch; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen in each unit
• Bedrooms: Two separate 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Carpet, hardwood, laminate, vinyl (varies by area)
• Bathrooms: Two full bathrooms total (one full bathroom per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Window treatments; Drapes, storm windows, thermal windows with wood frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $75k).
• Cap rate 43.7% 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 (+6.6%/yr); 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,608/mo this rent would consume 107% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $3k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $21k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.82% ✓
• Cap rate: 43.67%
• Cash-on-cash: 133.48%
• DSCR: 6.94
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $152,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 Flint St	0.54mi	6/2.0	2,394 (-1%)	3mo	$77,000	$32	70
268 Champlain St	0.30mi	6/2.0	2,232 (-8%)	10mo	$130,000	$58	64
21 Arnett Blvd	0.63mi	5/2.0 (-1)	2,322 (-4%)	5mo	$79,777	$34	54
355 Champlain St #353	0.43mi	7/2.0 (+1)	2,216 (-8%)	10mo	$140,000	$63	53
87 Sanford St	0.62mi	5/3.0 (-1)	2,507 (+4%)	12mo	$305,000	$122	46
122-124 Shelter St #2	0.69mi	5/2.0 (-1)	2,640 (+9%)	2mo	$85,000	$32	46
537 Flint St	0.74mi	6/4.0	2,505 (+3%)	13mo	$160,000	$64	41
410 Genesee St	0.75mi	6/2.0	2,170 (-10%)	8mo	$152,000	$70	41
290 Frost Ave	0.27mi	5/2.0 (-1)	2,764 (+14%)	22mo	$85,000	$31	40
31 Sanford St #29	0.55mi	5/3.0 (-1)	2,248 (-7%)	20mo	$275,000	$122	37
101 Jefferson Ave	0.69mi	5/2.0 (-1)	2,258 (-7%)	18mo	$85,000	$38	36
20 Madison St	0.65mi	5/3.0 (-1)	2,778 (+15%)	3mo	$175,000	$63	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.30×
• Total profit: $174,003
• Equity at exit: $36,630

10-year hold

• IRR: —
• Equity multiple: 21.57×
• Total profit: $431,476
• Equity at exit: $58,863

Cash invested: $20,972 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,608 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $2,333

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 30%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,608
Total (2 units)			$3,608

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.27mi

Listing history 7 events

1. 2026-06-18
   days on market $74,900 Active 7 DOM
2. 2026-06-17
   days on market $74,900 Active 6 DOM
3. 2026-06-16
   days on market $74,900 Active 5 DOM
4. 2026-06-15
   days on market $74,900 Active 4 DOM
5. 2026-06-13
   days on market $74,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $74,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,296
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$3,464
• − Management: −$3,464
• − Depreciation: −$2,179
• Taxable income: $28,496
• Est. tax owed @ 24.0%: −$6,839
• After-tax cash flow: $21,153/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained two-family home offers excellent income potential with a projected gross annual rental income of $22,800. The property features newer architectural roof, thermopane windows, and high-efficiency furnaces, making it ideal for investors or owner-occupants.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and rental value
• Both Painting exterior — Fresh paint improves curb appeal and rental value
• Both Landscaping and curb appeal — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both Painting exterior — Fresh paint improves curb appeal and rental value ↑
• Both Landscaping and curb appeal — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

1 event — show timeline

• 2026-06-11 Listed $74,900 UNYREIS