564 Thurston Rd · Rochester, NY 14619

$180,000

6 bd · 2.5 ba · 2,132 sqft · Townhouse public records · 23 Days on market

Built 1930 3,639 sqft lot Est $183k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +8.3/15.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY KNOCKS! Fantastic Home Built as a Duplex offers Two 3 Bedroom Apartments. Both have Big Foyers, Living Room, Formal Dining Rooms, Separate Driveways, and Separate Basements & Attics. Vacant Apartment has new flooring throughout, all new kitchen 2022, fresh paint, & more. Occupied Apartment its month-to-month. All Separate Gas, Electric, Furnaces, & Washer Heaters. Energy Efficient Vinyl Thermal Pane Windows. Don't Miss Out On This Terrific Investment Opportunity!

Key facts

• Bright living rooms
• Separate attics
• Spacious duplex

Tags

• SPACIOUS DUPLEX
• LARGE FOYERS
• BRIGHT LIVING ROOMS
• FORMAL DINING ROOMS
• SEPARATE BASEMENTS
• SEPARATE ATTICS

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

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: 48 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $138k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.11% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $183,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Enterprise St	0.04mi	6/2.0	2,178 (+2%)	6mo	$115,000	$53	88
187 Elmdorf Ave	0.51mi	6/2.0	2,260 (+6%)	6mo	$150,000	$66	59
29-33 Westgate Ter	0.70mi	6/3.0	2,290 (+7%)	6mo	$196,500	$86	48
34-36 Congress Ave	0.71mi	6/3.5	2,418 (+13%)	20mo	$240,000	$99	24

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,021
• Equity at exit: $26,839

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $35,259
• Equity at exit: $15,563

Cash invested: $50,400 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $442

Break-even live

Break-even rent $1,442

Max offer price $180,000

Occupancy floor 73%

Sensitivity live

Price	-10% $544	-5% $493	+0% $442	+5% $392	+10% $341
Rent	-10% $284	-5% $363	+0% $442	+5% $522	+10% $601
Rate	-1.0pp $533	-0.5pp $488	base $442	+0.5pp $396	+1.0pp $348

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-04
   status Pending
2. 2026-03-12
   listed $180,000 Active
3. 2022-05-12
   price $1,000
4. 2022-03-22
   soldstatus $138,000
5. 2022-03-21
   soldstatus $138,000 Closed Sale or Rented 496-char remark

   Show marketing remark (496 chars)

   OPPORTUNITY KNOCKS! Fantastic Home Built as a Duplex offers Two 3 Bedroom Apartments. Both have Big Foyers, Living Room, Formal Dining Rooms, Separate Driveways, and Separate Basements & Attics. Vacant Apartment has new flooring throughout, all new kitchen 2022, fresh paint, & more. Occupied Apartment its month-to-month. All Separate Gas, Electric, Furnaces, & Washer Heaters. Energy Efficient Vinyl Thermal Pane Windows. Don't Miss Out On This Terrific Investment Opportunity!

6. 2022-02-11
   status Under Contract- Do Not Show 496-char remark

   Show marketing remark (496 chars)

   OPPORTUNITY KNOCKS! Fantastic Home Built as a Duplex offers Two 3 Bedroom Apartments. Both have Big Foyers, Living Room, Formal Dining Rooms, Separate Driveways, and Separate Basements & Attics. Vacant Apartment has new flooring throughout, all new kitchen 2022, fresh paint, & more. Occupied Apartment its month-to-month. All Separate Gas, Electric, Furnaces, & Washer Heaters. Energy Efficient Vinyl Thermal Pane Windows. Don't Miss Out On This Terrific Investment Opportunity!

7. 2022-02-02
   historical Continue to Show- Under Contract 496-char remark

   Show marketing remark (496 chars)

   OPPORTUNITY KNOCKS! Fantastic Home Built as a Duplex offers Two 3 Bedroom Apartments. Both have Big Foyers, Living Room, Formal Dining Rooms, Separate Driveways, and Separate Basements & Attics. Vacant Apartment has new flooring throughout, all new kitchen 2022, fresh paint, & more. Occupied Apartment its month-to-month. All Separate Gas, Electric, Furnaces, & Washer Heaters. Energy Efficient Vinyl Thermal Pane Windows. Don't Miss Out On This Terrific Investment Opportunity!

8. 2022-01-30
   listed $114,900 Active 496-char remark

   Show marketing remark (496 chars)

   OPPORTUNITY KNOCKS! Fantastic Home Built as a Duplex offers Two 3 Bedroom Apartments. Both have Big Foyers, Living Room, Formal Dining Rooms, Separate Driveways, and Separate Basements & Attics. Vacant Apartment has new flooring throughout, all new kitchen 2022, fresh paint, & more. Occupied Apartment its month-to-month. All Separate Gas, Electric, Furnaces, & Washer Heaters. Energy Efficient Vinyl Thermal Pane Windows. Don't Miss Out On This Terrific Investment Opportunity!

9. 2013-02-26
   soldstatus $53,000
10. 2013-02-25
    soldstatus $53,000 402-char remark

    Show marketing remark (402 chars)

    LOOK! Turn-key or Owner Occupant with Gross Rents of 15,900! Full Rented with longer term tenants. Built as a true Double. Walking distance from Strong Hospital, New Thermal Windows, updated thru-out. New roof less than 5 years old. Both Units have a separate basement with laundry hook-ups. Separate driveways. Certificate of Occupancy Supplied! Schedule an appointment today, this home will not last!

11. 2012-12-10
    listed $59,900 402-char remark

    Show marketing remark (402 chars)

    LOOK! Turn-key or Owner Occupant with Gross Rents of 15,900! Full Rented with longer term tenants. Built as a true Double. Walking distance from Strong Hospital, New Thermal Windows, updated thru-out. New roof less than 5 years old. Both Units have a separate basement with laundry hook-ups. Separate driveways. Certificate of Occupancy Supplied! Schedule an appointment today, this home will not last!

12. 2008-08-27
    soldstatus $62,000
13. 2008-06-12
    soldstatus $15,000

ⓘ 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: $1,446 · $121/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: +$798/yr (+$66/mo · 55.2%)

ⓘ 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 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: $24,029
• − Mortgage interest: −$10,083
• − Property taxes: −$1,446
• − Insurance: −$900
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$5,236
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $4,705/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+1100.0% since first listed

13 events — show timeline

• 2026-04-04 Pending — UNYREIS
• 2026-03-12 Listed $180,000 UNYREIS
• 2022-05-12 Price Changed $1,000 RENT.
• 2022-03-22 Sold (Public Records) $138,000 Public Records
• 2022-03-21 Sold (MLS) $138,000 UNYREIS
• 2022-02-11 Pending — UNYREIS
• 2022-02-02 Contingent — UNYREIS
• 2022-01-30 Listed $114,900 UNYREIS
• 2013-02-26 Sold (Public Records) $53,000 Public Records
• 2013-02-25 Sold (MLS) $53,000 UNYREIS
• 2012-12-10 Listed $59,900 UNYREIS
• 2008-08-27 Sold (Public Records) $62,000 Public Records
• 2008-06-12 Sold (Public Records) $15,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,446 · +0.0% YoY. Source: county tax records.