2165 Five Mile Line Rd · East Rochester, NY 14526

$249,900

3 bd · 2.0 ba · 1,916 sqft · MultiFamily public records · 17 Days on market

Built 1890 0.50 ac lot $130/sqft · 52% below area

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Why this score? — see what drove the B- 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Charming 1,916 sq ft multi family residence with flexibility to easily convert back to a single family home * This Queen Anne style property features updated vinyl siding, double wide extended driveway, and a spacious half acre lot with mature, picturesque trees * The home offers a beautifully detailed foyer and an inviting front porch * Lower unit features a large eat in kitchen with a BRAND new dishwasher, spacious rooms and enclosed porch * Upper unit includes a long term tenant with potential for increased rental income * Separate utilities for each unit * Garage was completely redone in 2024 and is currently rented * A unique opportunity combining character, space and versatiity * Walking distance to Penfield's Four Corners, dining and entertainment *

Key facts

• Updated vinyl siding
• 0.5 acre lot
• 2 garage spots

Tags

• QUEEN ANNE STYLE PROPERTY
• UPDATED VINYL SIDING
• DOUBLE WIDE EXTENDED DRIVEWAY
• SPACIOUS HALF ACRE LOT
• MATURE PICTURESQUE TREES
• BEAUTIFULLY DETAILED FOYER

🏷️ Possibly a rental listed for sale. The $249,900 price doesn't fit this home's estimated sale value (~$517,756) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.5% in East 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 113 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $70k 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 ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.
• Current owner paid $75k; list at $250k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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 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: 1.27% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (median comp): $517,756
• List price: $249,900
• Delta: -51.73%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Harmon Rd	0.15mi	4/2.0 (+1)	1,632 (-15%)	9mo	$375,000	$230	56
745-747 Liberty St	0.28mi	4/2.0 (+1)	1,680 (-12%)	8mo	$345,000	$205	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $165
• Equity at exit: $37,261

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $52,877
• Equity at exit: $21,607

Cash invested: $69,972 (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 14526

• Active inventory: 113
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $3,173 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$456 /mo · $5,469/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $636

Break-even live

Break-even rent $2,368

Max offer price $249,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,172
Total (2 units)			$3,173

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	3d	1	0.60mi
223 E Filbert St East Rochester, NY	3.0	1.5	1512	$2,475	$1.64	3d	1	1.24mi

Listing history 6 events

1. 2026-05-08
   status Pending 766-char remark

   Show marketing remark (766 chars)

   Charming 1,916 sq ft multi family residence with flexibility to easily convert back to a single family home * This Queen Anne style property features updated vinyl siding, double wide extended driveway, and a spacious half acre lot with mature, picturesque trees * The home offers a beautifully detailed foyer and an inviting front porch * Lower unit features a large eat in kitchen with a BRAND new dishwasher, spacious rooms and enclosed porch * Upper unit includes a long term tenant with potential for increased rental income * Separate utilities for each unit * Garage was completely redone in 2024 and is currently rented * A unique opportunity combining character, space and versatiity * Walking distance to Penfield's Four Corners, dining and entertainment *

2. 2026-05-06
   historical Active Under Contract 766-char remark

   Show marketing remark (766 chars)

   Charming 1,916 sq ft multi family residence with flexibility to easily convert back to a single family home * This Queen Anne style property features updated vinyl siding, double wide extended driveway, and a spacious half acre lot with mature, picturesque trees * The home offers a beautifully detailed foyer and an inviting front porch * Lower unit features a large eat in kitchen with a BRAND new dishwasher, spacious rooms and enclosed porch * Upper unit includes a long term tenant with potential for increased rental income * Separate utilities for each unit * Garage was completely redone in 2024 and is currently rented * A unique opportunity combining character, space and versatiity * Walking distance to Penfield's Four Corners, dining and entertainment *

3. 2026-04-21
   listed $249,900 Active 766-char remark

   Show marketing remark (766 chars)

   Charming 1,916 sq ft multi family residence with flexibility to easily convert back to a single family home * This Queen Anne style property features updated vinyl siding, double wide extended driveway, and a spacious half acre lot with mature, picturesque trees * The home offers a beautifully detailed foyer and an inviting front porch * Lower unit features a large eat in kitchen with a BRAND new dishwasher, spacious rooms and enclosed porch * Upper unit includes a long term tenant with potential for increased rental income * Separate utilities for each unit * Garage was completely redone in 2024 and is currently rented * A unique opportunity combining character, space and versatiity * Walking distance to Penfield's Four Corners, dining and entertainment *

4. 2010-12-15
   soldstatus $75,000
5. 2010-12-14
   soldstatus $75,000 599-char remark

   Show marketing remark (599 chars)

   Queen Anne Style Home Ready for Your Special Touch! Seldom Available Two Family Walking distance to Penfield 4 Corners. Same Owner over 40 years! Set on . 50 acre lot w/ gorgeous trees & Large Outbuilding (Potential Two Car Garage). Gorgeous Foyer w/ lovely Architectural Detail. Owner's unit has large eat-in kitchen w/ wood stove; Enclosed Porch; 1st floor laundry; Entertainment Size Dining Room. 2nd Floor Unit has long term tenant at very low rent. Potential for higher rent. House could be reconverted to one family home. All seperate utilities, New tear-off Roof 2006. House Sold As IS.

6. 2010-08-02
   listed $89,900 599-char remark

   Show marketing remark (599 chars)

   Queen Anne Style Home Ready for Your Special Touch! Seldom Available Two Family Walking distance to Penfield 4 Corners. Same Owner over 40 years! Set on . 50 acre lot w/ gorgeous trees & Large Outbuilding (Potential Two Car Garage). Gorgeous Foyer w/ lovely Architectural Detail. Owner's unit has large eat-in kitchen w/ wood stove; Enclosed Porch; 1st floor laundry; Entertainment Size Dining Room. 2nd Floor Unit has long term tenant at very low rent. Potential for higher rent. House could be reconverted to one family home. All seperate utilities, New tear-off Roof 2006. House Sold As IS.

ⓘ 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: $5,469 · $456/mo
• Projected year-2 tax: $5,469 · $456/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $38,076
• − Mortgage interest: −$13,998
• − Property taxes: −$5,469
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,046
• − Management: −$3,046
• − Depreciation: −$7,270
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $6,676/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 19,629
• Household income: $118,777
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 234.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 2%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -149.19%
• Current HPI: 271.8476
• Rent YoY: —
• 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

+178.0% since first listed

6 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-05-06 Contingent — UNYREIS
• 2026-04-21 Listed $249,900 UNYREIS
• 2010-12-15 Sold (Public Records) $75,000 Public Records
• 2010-12-14 Sold (MLS) $75,000 UNYREIS
• 2010-08-02 Listed $89,900 UNYREIS

Property tax history

+2.0%/yr

Latest (2025): $5,469 · +2.4% YoY. Source: county tax records.