168 Ellicott St · Rochester, NY 14619

$199,900

6 bd · 2.0 ba · 2,200 sqft · Townhouse public records · 9 Days on market

Built 1920 4,791 sqft lot Est $145k · 38% over

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Why this score? — see what drove the D+ 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully vacant side-by-side duplex with over 2,200 sq ft of living space, immediate lease-up potential, and estimated market rents of $1,500 per month per unit. Each unit features 3 bedrooms, 1 full bath, separate utilities, private entrances, and a side-by-side layout. Seller is willing to obtain and provide a new Certificate of Occupancy, allowing the next owner to focus on leasing rather than compliance. Ideal for investors seeking a quick lease-up opportunity or owner-occupants looking to offset monthly housing costs with rental income. Property improvements include a tear-off roof approximately 10 years old, updated vinyl windows, refreshed interior finishes, new stoves and refrigerators

Key facts

• New stoves
• Private entrances
• Side by side duplex

Tags

• SIDE BY SIDE DUPLEX
• PRIVATE ENTRANCES
• UPDATED VINYL WINDOWS
• NEW STOVES
• NEW REFRIGERATORS
• LAUNDRY HOOKUPS

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters; Operating expense details: see remarks

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Cable available; Public water connected; Sewer connected; Circuit breaker electric service
• Home design: Two-story property; Existing (previously built)
• Construction: Aluminum siding; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Covered porch; Corner lot; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Natural woodwork; Built-in storage; Full basement with sump pump; See remarks / other interior details
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.2% below list).
• Recommended offer: $199k (0.2% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• 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 $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $200k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,430 (0.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Enterprise St	0.30mi	6/2.0	2,178 (-1%)	6mo	$115,000	$53	79
187 Elmdorf Ave	0.25mi	6/2.0	2,260 (+3%)	6mo	$150,000	$66	79
422 Magnolia St	0.59mi	6/2.0	2,148 (-2%)	18mo	$70,000	$33	53
257 Barton St St	0.36mi	5/2.0 (-1)	2,517 (+14%)	2mo	$260,000	$103	53
34-36 Congress Ave	0.44mi	6/3.5	2,418 (+10%)	20mo	$240,000	$99	40
359 Magnolia St	0.66mi	6/2.0	1,956 (-11%)	18mo	$110,000	$56	35

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-11,353
• Equity at exit: $29,806

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $17,055
• Equity at exit: $17,284

Cash invested: $55,972 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $331

Break-even live

Break-even rent $1,575

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $444	-5% $388	+0% $331	+5% $275	+10% $218
Rent	-10% $174	-5% $252	+0% $331	+5% $410	+10% $489
Rate	-1.0pp $432	-0.5pp $382	base $331	+0.5pp $279	+1.0pp $227

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   statusdays on market $199,900 Pending 9 DOM
2. 2026-06-18
   days on market $199,900 Active 7 DOM
3. 2026-06-17
   days on market $199,900 Active 6 DOM
4. 2026-06-16
   days on market $199,900 Active 5 DOM
5. 2026-06-15
   days on market $199,900 Active 4 DOM
6. 2026-06-13
   days on market $199,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $199,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,353 · $113/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,013/yr (+$84/mo · 74.9%)

ⓘ 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 ≥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: $23,932
• − Mortgage interest: −$11,198
• − Property taxes: −$1,353
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,815
• Taxable income: $738
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $3,797/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

+264.1% since first listed

3 events — show timeline

• 2026-06-11 Listed $199,900 UNYREIS
• 2004-05-26 Sold (Public Records) $40,000 Public Records
• 1998-01-29 Sold (Public Records) $54,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,353 · -1.0% YoY. Source: county tax records.