93 Asbury St · Rochester, NY 14620

$239,900

5 bd · 2.0 ba · 2,283 sqft · Townhouse · 3 Days on market

Built 1900 3,049 sqft lot Est $313k · 23% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Boston Double in the very popular Swillburg/South Wedge/Highland Park Area. 6 YEAR OLD TEAR OFF ROOF. New vinyl windows throughout first floor unit.

Key facts

• Functional layouts
• Easy access to parks
• Spacious units

Tags

• QUIET RESIDENTIAL STREET
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO BREWERIES
• EASY ACCESS TO PARKS
• SPACIOUS UNITS
• FUNCTIONAL LAYOUTS

Property features AI

Finance

• Financial info: Property configured as a 2-unit building; Gross annual income reported at $43,200; Operating expenses include insurance, maintenance, and water/sewer; One unit currently leased (lease expires January 1, 2027); Both units have lease expiration dates listed as January 1, 2027; Owner pays trash collection; tenants pay all utilities; rent includes trash collection

Exterior

• Parking: Paved parking area
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story multi-family property; Resale condition
• Construction: Vinyl siding; Asphalt roof; Existing structure
• Exterior features: Rectangular residential lot (approx. 40 x 78); City street frontage; Paved parking

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Flooring: Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and luxury vinyl flooring with some variation throughout; Full basement
• Laundry & utility: Separate electric meters for each unit; Separate gas meters for each unit

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

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 (+1.2%/yr); 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,506/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 2013% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $312,771
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Field St	0.13mi	5/2.0	2,105 (-8%)	6mo	$296,000	$141	76
64 Benton St	0.48mi	5/2.0	2,231 (-2%)	13mo	$180,000	$81	63
478 Pearl St	0.39mi	4/2.0 (-1)	2,308 (+1%)	17mo	$242,500	$105	60
14-16 Boardman St	0.45mi	4/2.0 (-1)	2,016 (-12%)	2mo	$305,000	$151	53
10 Boardman St	0.45mi	4/2.0 (-1)	2,016 (-12%)	2mo	$315,000	$156	52
47 Nicholson St	0.61mi	4/2.0 (-1)	2,190 (-4%)	12mo	$299,900	$137	50
484-488 Caroline St	0.19mi	4/2.5 (-1)	1,944 (-15%)	14mo	$297,000	$153	47
11-11.5 Bly St	0.16mi	4/2.0 (-1)	1,942 (-15%)	18mo	$190,000	$98	47
20 Alliance Ave	0.55mi	4/3.0 (-1)	2,420 (+6%)	10mo	$240,000	$99	47
141 Rosedale St #2	0.45mi	6/2.0 (+1)	2,589 (+13%)	10mo	$349,500	$135	43
32 Cornell St	0.56mi	4/3.0 (-1)	2,191 (-4%)	18mo	$320,000	$146	43
370 Pearl St	0.49mi	5/2.0	2,584 (+13%)	21mo	$240,000	$93	38

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-22,802
• Equity at exit: $35,770

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-10,960
• Equity at exit: $20,742

Cash invested: $67,172 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,506 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $322

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 82%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	0.46mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	11d	1	0.57mi

Listing history 4 events

1. 2026-06-18
   days on market $239,900 Active 3 DOM
2. 2026-06-17
   days on market $239,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $239,900 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 ≥95°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: $30,071
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$6,979
• Taxable income: $44
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $3,850/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: 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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

-0.0% since first listed

19 events — show timeline

• 2026-06-15 Listed $239,900 UNYREIS
• 2023-09-26 Sold (MLS) $245,000 UNYREIS
• 2023-07-06 Pending — UNYREIS
• 2023-06-26 Price Changed $262,000 UNYREIS
• 2023-06-12 Listed $268,000 UNYREIS
• 2023-05-26 Listing Removed — UNYREIS
• 2023-05-12 Relisted — UNYREIS
• 2023-05-05 Pending — UNYREIS
• 2023-05-03 Listed $268,900 UNYREIS
• 2023-05-01 Pending — UNYREIS
• 2023-04-30 Listing Removed — UNYREIS
• 2023-04-24 Price Changed $269,900 UNYREIS
• 2023-04-09 Listed $289,900 UNYREIS
• 2019-01-25 Listing Removed — UNYREIS
• 2018-11-27 Listed $218,000 UNYREIS
• 2018-11-24 Listing Removed — UNYREIS
• 2018-10-02 Price Changed $220,000 UNYREIS
• 2018-08-31 Price Changed $230,000 UNYREIS
• 2018-08-26 Listed $240,000 UNYREIS