293 Rosewood Ter · Rochester, NY 14609

$309,900

8 bd · 4.0 ba · 5,220 sqft · MultiFamily public records · 15 Days on market

Built 1900 4,100 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Massive 4 unit property in the 14609 zip code, Rochester's hottest zip code! This amazing opportunity offers 4 identical 2 bedroom and 1 bath units with a balcony, living and dining rooms. All are currently rented month to month for $750 each. The property is quad style with 2 apartments upstairs and 2 apartments downstairs. Transferable C of O! All separate utilities along with a tear off roof and mostly vinyl windows. Don't miss this great turnkey property!

Key facts

• 4 unit opportunity
• Private front porch
• Cosmetic updates

Tags

• 4 UNIT OPPORTUNITY
• BEECHWOOD NEIGHBORHOOD
• OPEN-CONCEPT LAYOUT
• PRIVATE FRONT PORCH
• COSMETIC UPDATES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $749/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $310k).
• Recommended offer: $305k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 (+7.9%/yr); 199 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $6,226/mo this rent would consume 116% of the median local household income ($65k/yr) (locally 2183% 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 $9k 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 + 7.9% rent growth), your $87k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $175k; list at $310k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $305,251 (1.5% below list)

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 1900 — 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: 2.01% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.45%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $182,700
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
853 N Goodman St	0.65mi	8/4.0	4,908 (-6%)	22mo	$145,000	$30	41
106 Grand Ave #104	0.61mi	8/4.0	5,964 (+14%)	18mo	$206,000	$35	32

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 2.99×
• Total profit: $172,763
• Equity at exit: $46,207

10-year hold

• IRR: 51.4%
• Equity multiple: 7.25×
• Total profit: $542,019
• Equity at exit: $26,794

Cash invested: $86,772 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $6,226 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,307
• Net cashflow: $2,997

Break-even live

Break-even rent $2,432

Max offer price $309,900

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,228
Total (4 units)			$6,226

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-02-20
   status Pending
2. 2026-02-05
   listed $309,900 Active
3. 2020-04-20
   soldstatus $175,000
4. 2020-04-17
   soldstatus $175,000 Closed Sale or Rented 463-char remark

   Show marketing remark (463 chars)

   Massive 4 unit property in the 14609 zip code, Rochester's hottest zip code! This amazing opportunity offers 4 identical 2 bedroom and 1 bath units with a balcony, living and dining rooms. All are currently rented month to month for $750 each. The property is quad style with 2 apartments upstairs and 2 apartments downstairs. Transferable C of O! All separate utilities along with a tear off roof and mostly vinyl windows. Don't miss this great turnkey property!

5. 2020-02-27
   status Pending Sale 463-char remark

   Show marketing remark (463 chars)

   Massive 4 unit property in the 14609 zip code, Rochester's hottest zip code! This amazing opportunity offers 4 identical 2 bedroom and 1 bath units with a balcony, living and dining rooms. All are currently rented month to month for $750 each. The property is quad style with 2 apartments upstairs and 2 apartments downstairs. Transferable C of O! All separate utilities along with a tear off roof and mostly vinyl windows. Don't miss this great turnkey property!

6. 2020-02-21
   listed $169,900 Active 463-char remark

   Show marketing remark (463 chars)

   Massive 4 unit property in the 14609 zip code, Rochester's hottest zip code! This amazing opportunity offers 4 identical 2 bedroom and 1 bath units with a balcony, living and dining rooms. All are currently rented month to month for $750 each. The property is quad style with 2 apartments upstairs and 2 apartments downstairs. Transferable C of O! All separate utilities along with a tear off roof and mostly vinyl windows. Don't miss this great turnkey property!

7. 2018-04-09
   soldstatus $169,900 Closed Sale or Rented 259-char remark

   Show marketing remark (259 chars)

   Built 4 Family you've been waiting for on the corner of Greeley St and Rosewood Terrace. 30 Year Architectural Roof, Freshly painted inside and out in 2017. Updated Kitchens and Baths in 2017. Refinished hardwood floors throughout. Brand New C of O supplied

8. 2018-04-09
   soldstatus $169,900

   Show marketing remark (259 chars)

   Built 4 Family you've been waiting for on the corner of Greeley St and Rosewood Terrace. 30 Year Architectural Roof, Freshly painted inside and out in 2017. Updated Kitchens and Baths in 2017. Refinished hardwood floors throughout. Brand New C of O supplied

9. 2018-03-05
   status Pending Sale 259-char remark

   Show marketing remark (259 chars)

   Built 4 Family you've been waiting for on the corner of Greeley St and Rosewood Terrace. 30 Year Architectural Roof, Freshly painted inside and out in 2017. Updated Kitchens and Baths in 2017. Refinished hardwood floors throughout. Brand New C of O supplied

10. 2018-02-18
    status Active 259-char remark

    Show marketing remark (259 chars)

    Built 4 Family you've been waiting for on the corner of Greeley St and Rosewood Terrace. 30 Year Architectural Roof, Freshly painted inside and out in 2017. Updated Kitchens and Baths in 2017. Refinished hardwood floors throughout. Brand New C of O supplied

11. 2017-10-11
    status Pending Sale 259-char remark

    Show marketing remark (259 chars)

    Built 4 Family you've been waiting for on the corner of Greeley St and Rosewood Terrace. 30 Year Architectural Roof, Freshly painted inside and out in 2017. Updated Kitchens and Baths in 2017. Refinished hardwood floors throughout. Brand New C of O supplied

12. 2017-10-02
    listed $169,900 Active 259-char remark

    Show marketing remark (259 chars)

    Built 4 Family you've been waiting for on the corner of Greeley St and Rosewood Terrace. 30 Year Architectural Roof, Freshly painted inside and out in 2017. Updated Kitchens and Baths in 2017. Refinished hardwood floors throughout. Brand New C of O supplied

13. 2017-01-18
    soldstatus $37,500 Closed Sale or Rented
14. 2016-12-02
    status Pending Sale
15. 2016-11-30
    status Active
16. 2016-11-15
    status Pending Sale
17. 2016-10-21
    listed $36,500 Active
18. 2016-10-12
    historical
19. 2016-10-12
    listed $36,500 Active
20. 2007-07-30
    soldstatus $127,000
21. 2005-05-25
    soldstatus $82,800
22. 1993-12-21
    soldstatus $136,416

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $3,623 · $302/mo
• Expected delta: +$1,615/yr (+$135/mo · 80.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,712
• − Mortgage interest: −$17,359
• − Property taxes: −$2,008
• − Insurance: −$1,550
• − Repairs & maintenance: −$5,977
• − Management: −$5,977
• − Depreciation: −$9,015
• Taxable income: $32,826
• Est. tax owed @ 24.0%: −$7,878
• After-tax cash flow: $28,085/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+127.2% since first listed

22 events — show timeline

• 2026-02-20 Pending — UNYREIS
• 2026-02-05 Listed $309,900 UNYREIS
• 2020-04-20 Sold (Public Records) $175,000 Public Records
• 2020-04-17 Sold (MLS) $175,000 UNYREIS
• 2020-02-27 Pending — UNYREIS
• 2020-02-21 Listed $169,900 UNYREIS
• 2018-04-09 Sold (Public Records) $169,900 Public Records
• 2018-04-09 Sold (MLS) $169,900 UNYREIS
• 2018-03-05 Pending — UNYREIS
• 2018-02-18 Relisted — UNYREIS
• 2017-10-11 Pending — UNYREIS
• 2017-10-02 Listed $169,900 UNYREIS
• 2017-01-18 Sold (MLS) $37,500 UNYREIS
• 2016-12-02 Pending — UNYREIS
• 2016-11-30 Relisted — UNYREIS
• 2016-11-15 Pending — UNYREIS
• 2016-10-21 Listed $36,500 UNYREIS
• 2016-10-12 Listing Removed — UNYREIS
• 2016-10-12 Listed $36,500 UNYREIS
• 2007-07-30 Sold (Public Records) $127,000 Public Records
• 2005-05-25 Sold (Public Records) $82,800 Public Records
• 1993-12-21 Sold (Public Records) $136,416 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,008 · +0.0% YoY. Source: county tax records.