50 Oneida St · Rochester, NY 14621

$174,900

4 bd · 2.0 ba · 1,527 sqft · MultiFamily public records · 11 Days on market

Built 1910 4,356 sqft lot $115/sqft · 8% below area Est $189k · 8% under

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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 +30.0/30.0
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling all First Time Investors, Owner Occupants or Investors looking to expand their portfolio - This property is for you! This charming duplex offers a prime investment opportunity or a comfortable owner-occupied residence. Built in 1910, the property has old charm with new features, two spacious units each with 2 bedrooms and 1 bathroom and spacious eat-in kitchens. The Downstairs unit is currently occupied on a government paid program pulling in $1000 per month. The fully remodeled upstairs unit is move-in ready, showcasing hardwood and vinyl floors, abundant natural light, and modern finishes throughout. This property has additional tenant amenities such as off-street parking with a large garage, perfect for storage or workshops, washer dryer hookups, a shared front porch and is conveniently located near public transit, providing easy access to local attractions. This duplex presents a versatile and appealing option for any party looking to settle down in the heart of Rochester.

Key facts

• Private porch
• Brand new appliances
• Separate entrances

Tags

• TWO-FAMILY PROPERTY
• SEPARATE ENTRANCES
• OFF-STREET PARKING
• NEWLY RENOVATED KITCHEN
• BRAND NEW APPLIANCES
• PRIVATE PORCH

Property features AI

Finance

• Financial info: Operating expenses include maintenance and professional management; Owner pays grounds care, hot water, and water; Rent includes gardener, hot water, and water; Unit rents: one unit at $1,250 (leased through Aug 31, 2026), one unit at $1,500

Exterior

• Parking: On-site garage (1.5 spaces); Off-site paved parking available
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Asphalt roof; Aluminum siding
• Construction: Aluminum siding construction; Asphalt roof
• Exterior features: Deck; Patio/porch (porch on one unit); Fully fenced yard; Private yard; Near public transit; Residential, rectangular lot

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Eat-in kitchen in each unit
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 13.4% 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 (+8.9%/yr); 116 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,701/mo this rent would consume 92% of the median local household income ($35k/yr) (locally 2756% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

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: 1.54% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $189,327
• List price: $174,900
• Delta: -7.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Holbrooke St	0.29mi	4/2.0	1,580 (+4%)	20mo	$89,900	$57	64
415 Fernwood Ave	0.45mi	4/2.0	1,636 (+7%)	14mo	$163,000	$100	55
71 Crombie St	0.73mi	3/2.0 (-1)	1,445 (-5%)	3mo	$122,000	$84	50
32 Taft Ave	0.61mi	5/2.0 (+1)	1,357 (-11%)	5mo	$163,000	$120	44
1119 N Goodman	0.68mi	4/2.0	1,385 (-9%)	14mo	$89,000	$64	41
971 Norton St	0.67mi	3/2.0 (-1)	1,710 (+12%)	14mo	$150,000	$88	32
15 Patt St	0.67mi	5/2.0 (+1)	1,751 (+15%)	23mo	$105,000	$60	20

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.06×
• Total profit: $51,967
• Equity at exit: $26,078

10-year hold

• IRR: 35.0%
• Equity multiple: 4.99×
• Total profit: $195,171
• Equity at exit: $15,122

Cash invested: $48,972 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 116
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,701 high
• Mortgage (P&I): −$917
• Tax from tax record: −$106 /mo · $1,278/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,037

Break-even live

Break-even rent $1,388

Max offer price $174,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,136	-5% $1,087	+0% $1,037	+5% $988	+10% $938
Rent	-10% $824	-5% $931	+0% $1,037	+5% $1,144	+10% $1,251
Rate	-1.0pp $1,125	-0.5pp $1,082	base $1,037	+0.5pp $992	+1.0pp $946

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,702
Total (2 units)			$2,701

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.13mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.22mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.47mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.49mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.57mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	0.60mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	4d	1	0.67mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.79mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.83mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.93mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	22d	1	1.26mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	1.27mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.27mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.34mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	4d	1	1.36mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.40mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.49mi

Listing history 12 events

1. 2026-05-14
   listed $174,900 Active 881-char remark
2. 2025-06-16
   soldstatus $465,000
3. 2025-05-15
   soldstatus $155,000 Closed 999-char remark

   Show marketing remark (999 chars)

   Calling all First Time Investors, Owner Occupants or Investors looking to expand their portfolio - This property is for you! This charming duplex offers a prime investment opportunity or a comfortable owner-occupied residence. Built in 1910, the property has old charm with new features, two spacious units each with 2 bedrooms and 1 bathroom and spacious eat-in kitchens. The Downstairs unit is currently occupied on a government paid program pulling in $1000 per month. The fully remodeled upstairs unit is move-in ready, showcasing hardwood and vinyl floors, abundant natural light, and modern finishes throughout. This property has additional tenant amenities such as off-street parking with a large garage, perfect for storage or workshops, washer dryer hookups, a shared front porch and is conveniently located near public transit, providing easy access to local attractions. This duplex presents a versatile and appealing option for any party looking to settle down in the heart of Rochester.

4. 2025-04-24
   status Pending 999-char remark

   Show marketing remark (999 chars)

   Calling all First Time Investors, Owner Occupants or Investors looking to expand their portfolio - This property is for you! This charming duplex offers a prime investment opportunity or a comfortable owner-occupied residence. Built in 1910, the property has old charm with new features, two spacious units each with 2 bedrooms and 1 bathroom and spacious eat-in kitchens. The Downstairs unit is currently occupied on a government paid program pulling in $1000 per month. The fully remodeled upstairs unit is move-in ready, showcasing hardwood and vinyl floors, abundant natural light, and modern finishes throughout. This property has additional tenant amenities such as off-street parking with a large garage, perfect for storage or workshops, washer dryer hookups, a shared front porch and is conveniently located near public transit, providing easy access to local attractions. This duplex presents a versatile and appealing option for any party looking to settle down in the heart of Rochester.

5. 2025-04-03
   price $159,900 999-char remark

   Show marketing remark (999 chars)

   Calling all First Time Investors, Owner Occupants or Investors looking to expand their portfolio - This property is for you! This charming duplex offers a prime investment opportunity or a comfortable owner-occupied residence. Built in 1910, the property has old charm with new features, two spacious units each with 2 bedrooms and 1 bathroom and spacious eat-in kitchens. The Downstairs unit is currently occupied on a government paid program pulling in $1000 per month. The fully remodeled upstairs unit is move-in ready, showcasing hardwood and vinyl floors, abundant natural light, and modern finishes throughout. This property has additional tenant amenities such as off-street parking with a large garage, perfect for storage or workshops, washer dryer hookups, a shared front porch and is conveniently located near public transit, providing easy access to local attractions. This duplex presents a versatile and appealing option for any party looking to settle down in the heart of Rochester.

6. 2025-03-08
   price $169,900 999-char remark

   Show marketing remark (999 chars)

   Calling all First Time Investors, Owner Occupants or Investors looking to expand their portfolio - This property is for you! This charming duplex offers a prime investment opportunity or a comfortable owner-occupied residence. Built in 1910, the property has old charm with new features, two spacious units each with 2 bedrooms and 1 bathroom and spacious eat-in kitchens. The Downstairs unit is currently occupied on a government paid program pulling in $1000 per month. The fully remodeled upstairs unit is move-in ready, showcasing hardwood and vinyl floors, abundant natural light, and modern finishes throughout. This property has additional tenant amenities such as off-street parking with a large garage, perfect for storage or workshops, washer dryer hookups, a shared front porch and is conveniently located near public transit, providing easy access to local attractions. This duplex presents a versatile and appealing option for any party looking to settle down in the heart of Rochester.

7. 2025-02-25
   listed $174,900 Active 999-char remark

   Show marketing remark (999 chars)

   Calling all First Time Investors, Owner Occupants or Investors looking to expand their portfolio - This property is for you! This charming duplex offers a prime investment opportunity or a comfortable owner-occupied residence. Built in 1910, the property has old charm with new features, two spacious units each with 2 bedrooms and 1 bathroom and spacious eat-in kitchens. The Downstairs unit is currently occupied on a government paid program pulling in $1000 per month. The fully remodeled upstairs unit is move-in ready, showcasing hardwood and vinyl floors, abundant natural light, and modern finishes throughout. This property has additional tenant amenities such as off-street parking with a large garage, perfect for storage or workshops, washer dryer hookups, a shared front porch and is conveniently located near public transit, providing easy access to local attractions. This duplex presents a versatile and appealing option for any party looking to settle down in the heart of Rochester.

8. 2021-07-22
   soldstatus $121,000
9. 2021-07-20
   soldstatus $121,000 Closed Sale or Rented

   Show marketing remark (456 chars)

   Opportunity knocks with this great investment property! Rent out both units for $1600 per month or live in the vacant unit and have the other unit pay your mortgage! Off street parking with a huge garage ideal for the person who needs a lot of space for toys or their tools. You don't want to miss out on this great opportunity, first come first serve! Group showings only Friday, April 23rd 5-7pm, Saturday April 24th 2pm-4pm and Sunday April 25th 12-2pm.

10. 2021-04-27
    status Under Contract- Do Not Show

    Show marketing remark (456 chars)

    Opportunity knocks with this great investment property! Rent out both units for $1600 per month or live in the vacant unit and have the other unit pay your mortgage! Off street parking with a huge garage ideal for the person who needs a lot of space for toys or their tools. You don't want to miss out on this great opportunity, first come first serve! Group showings only Friday, April 23rd 5-7pm, Saturday April 24th 2pm-4pm and Sunday April 25th 12-2pm.

11. 2021-04-23
    listed $99,900 Active

    Show marketing remark (456 chars)

    Opportunity knocks with this great investment property! Rent out both units for $1600 per month or live in the vacant unit and have the other unit pay your mortgage! Off street parking with a huge garage ideal for the person who needs a lot of space for toys or their tools. You don't want to miss out on this great opportunity, first come first serve! Group showings only Friday, April 23rd 5-7pm, Saturday April 24th 2pm-4pm and Sunday April 25th 12-2pm.

12. 1995-08-03
    soldstatus $54,000

ⓘ 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: $1,278 · $106/mo
• Projected year-2 tax: $2,117 · $176/mo
• Expected delta: +$839/yr (+$70/mo · 65.7%)

ⓘ 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 ≥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: $32,412
• − Mortgage interest: −$9,797
• − Property taxes: −$1,278
• − Insurance: −$874
• − Repairs & maintenance: −$2,593
• − Management: −$2,593
• − Depreciation: −$5,088
• Taxable income: $10,189
• Est. tax owed @ 24.0%: −$2,445
• After-tax cash flow: $10,002/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+223.9% since first listed

13 events — show timeline

• 2026-05-26 Pending — UNYREIS
• 2026-05-14 Listed $174,900 UNYREIS
• 2025-06-16 Sold (Public Records) $465,000 Public Records
• 2025-05-15 Sold (MLS) $155,000 UNYREIS
• 2025-04-24 Pending — UNYREIS
• 2025-04-03 Price Changed $159,900 UNYREIS
• 2025-03-08 Price Changed $169,900 UNYREIS
• 2025-02-25 Listed $174,900 UNYREIS
• 2021-07-22 Sold (Public Records) $121,000 Public Records
• 2021-07-20 Sold (MLS) $121,000 UNYREIS
• 2021-04-27 Pending — UNYREIS
• 2021-04-23 Listed $99,900 UNYREIS
• 1995-08-03 Sold (Public Records) $54,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,278 · -5.0% YoY. Source: county tax records.