297-303 Dartmouth St · Rochester, NY 14607

$499,900

6 bd · 3.5 ba · 3,586 sqft · MultiFamily public records · 22 Days on market

Built 1910 6,701 sqft lot Est $445k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• 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: 4 units. confirmed

Listing remarks MLS

Welcome to 297–303 Dartmouth Street, a spacious side-by-side duplex offering scale, flexibility, and strong potential across two well-designed units! Ideal for both owner-occupants and investors, each unit features four bedrooms, two full bathrooms, and a half bathroom, along with separate utilities and three full levels of living space. The layouts feel both practical and inviting, with living rooms anchored by artificial fireplaces, formal dining rooms, and well-sized kitchens designed for everyday living. Upstairs, both units offer three bedrooms and a full bathroom, with porch access off one of the bedrooms, adding a natural extension to the living space. The third floors continue to expand the footprint with a fourth bedroom and additional bathroom, creating flexibility for a variety of uses. The 297 side is complemented by a welcoming front porch, while the 303 side offers a side porch, giving each unit its own distinct presence. Outside, off-street parking and a two-car garage add everyday convenience. 297-303 Dartmouth Street is a compelling multi-unit opportunity with size, layout, and long-term potential!

Key facts

• Separate utilities
• Side-by-side duplex
• Flexible layouts

Tags

• SIDE-BY-SIDE DUPLEX
• FLEXIBLE LAYOUTS
• SEPARATE UTILITIES
• COMFORTABLE LIVING ROOMS
• ARTIFICIAL FIREPLACES
• FORMAL DINING ROOMS

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/3.5-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 (+4.6%/yr); 56 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $9,666/mo this rent would consume 194% of the median local household income ($60k/yr) (locally 2034% 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 $3k of loan paydown is wiped out by about $15k 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 + 4.6% rent growth), your $140k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $492,401 (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 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: 1.93% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.15%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $444,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Thayer St	0.38mi	6/3.0	3,726 (+4%)	3mo	$375,000	$101	71
10 Werner Park	0.54mi	6/3.0	3,520 (-2%)	1mo	$526,000	$149	69
110 Park Ave	0.62mi	5/— (-1)	3,644 (+2%)	3mo	$644,330	$177	61
195-197 Milburn St	0.53mi	6/2.0	3,666 (+2%)	8mo	$432,800	$118	59
187 Culver Rd	0.63mi	7/4.5 (+1)	3,624 (+1%)	10mo	$385,000	$106	52
14-16 Suter Ter	0.23mi	6/3.0	3,051 (-15%)	14mo	$272,900	$89	51
78 Avondale Park	0.41mi	7/3.0 (+1)	3,238 (-10%)	9mo	$435,000	$134	50
40-42 Rosedale St	0.46mi	7/3.0 (+1)	3,335 (-7%)	18mo	$350,000	$105	45
597-599 S Clinton Ave	0.75mi	5/4.0 (-1)	3,506 (-2%)	14mo	$435,000	$124	43
179 Rosedale St	0.35mi	5/4.0 (-1)	4,054 (+13%)	16mo	$399,900	$99	42
20-22 Arnold Park	0.58mi	5/5.0 (-1)	3,868 (+8%)	12mo	$580,000	$150	39
15 Vick Park A	0.58mi	5/4.5 (-1)	4,028 (+12%)	15mo	$580,000	$144	31

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.56×
• Total profit: $218,187
• Equity at exit: $74,537

10-year hold

• IRR: 43.5%
• Equity multiple: 5.44×
• Total profit: $621,866
• Equity at exit: $43,222

Cash invested: $139,972 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 56
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $9,666 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$357 /mo · $4,280/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,030
• Net cashflow: $4,450

Break-even live

Break-even rent $4,033

Max offer price $499,900

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	3.5	$9,668
Total (4 units)			$9,666

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $499,900 Active 22 DOM
2. 2026-06-17
   days on market $499,900 Active 21 DOM
3. 2026-06-16
   days on market $499,900 Active 20 DOM
4. 2026-06-15
   days on market $499,900 Active 19 DOM
5. 2026-06-13
   days on market $499,900 Active 17 DOM
6. 2026-06-13
   days on market $499,900 Active 16 DOM
7. 2026-06-10
   days on market $499,900 Active 14 DOM
8. 2026-06-09
   days on market $499,900 Active 13 DOM
9. 2026-06-09
   days on market $499,900 Active 12 DOM
10. 2026-06-07
    days on market $499,900 Active 11 DOM
11. 2026-06-05
    days on market $499,900 Active 8 DOM
12. 2026-06-03
    days on market $499,900 Active 7 DOM
13. 2026-06-03
    days on market $499,900 Active 6 DOM
14. 2026-06-01
    days on market $499,900 Active 5 DOM
15. 2026-05-31
    days on market $499,900 Active 4 DOM
16. 2026-05-06
    price $499,900 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to 297–303 Dartmouth Street, a spacious side-by-side duplex offering scale, flexibility, and strong potential across two well-designed units! Ideal for both owner-occupants and investors, each unit features four bedrooms, two full bathrooms, and a half bathroom, along with separate utilities and three full levels of living space. The layouts feel both practical and inviting, with living rooms anchored by artificial fireplaces, formal dining rooms, and well-sized kitchens designed for everyday living. Upstairs, both units offer three bedrooms and a full bathroom, with porch access off one of the bedrooms, adding a natural extension to the living space. The third floors continue to expand the footprint with a fourth bedroom and additional bathroom, creating flexibility for a variety of uses. The 297 side is complemented by a welcoming front porch, while the 303 side offers a side porch, giving each unit its own distinct presence. Outside, off-street parking and a two-car garage add everyday convenience. 297-303 Dartmouth Street is a compelling multi-unit opportunity with size, layout, and long-term potential!

17. 2026-04-29
    listed $564,900 Active 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to 297–303 Dartmouth Street, a spacious side-by-side duplex offering scale, flexibility, and strong potential across two well-designed units! Ideal for both owner-occupants and investors, each unit features four bedrooms, two full bathrooms, and a half bathroom, along with separate utilities and three full levels of living space. The layouts feel both practical and inviting, with living rooms anchored by artificial fireplaces, formal dining rooms, and well-sized kitchens designed for everyday living. Upstairs, both units offer three bedrooms and a full bathroom, with porch access off one of the bedrooms, adding a natural extension to the living space. The third floors continue to expand the footprint with a fourth bedroom and additional bathroom, creating flexibility for a variety of uses. The 297 side is complemented by a welcoming front porch, while the 303 side offers a side porch, giving each unit its own distinct presence. Outside, off-street parking and a two-car garage add everyday convenience. 297-303 Dartmouth Street is a compelling multi-unit opportunity with size, layout, and long-term potential!

18. 2026-03-27
    historical $2,500
19. 2026-03-05
    listed $2,500
20. 2023-07-17
    soldstatus $476,000
21. 2017-11-13
    soldstatus $300,000
22. 2001-10-04
    soldstatus $170,000

ⓘ 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: $4,280 · $357/mo
• Projected year-2 tax: $6,364 · $530/mo
• Expected delta: +$2,084/yr (+$174/mo · 48.7%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $115,992
• − Mortgage interest: −$28,002
• − Property taxes: −$4,280
• − Insurance: −$2,500
• − Repairs & maintenance: −$9,279
• − Management: −$9,279
• − Depreciation: −$14,543
• Taxable income: $48,109
• Est. tax owed @ 24.0%: −$11,546
• After-tax cash flow: $41,850/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+194.1% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $499,900 UNYREIS
• 2026-04-29 Listed $564,900 UNYREIS
• 2026-03-27 Rental Removed $2,500 UNYREIS
• 2026-03-05 Listed for Rent $2,500 UNYREIS
• 2023-07-17 Sold (Public Records) $476,000 Public Records
• 2017-11-13 Sold (Public Records) $300,000 Public Records
• 2001-10-04 Sold (Public Records) $170,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,280 · +0.0% YoY. Source: county tax records.