50-54 Wilkins St · Rochester, NY 14621

$79,900

5 bd · 2.0 ba · 1,737 sqft · MultiFamily public records · 30 Days on market

Built 1920 6,969 sqft lot Est $92k · 13% under

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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 +15.0/30.0
• ARV discount +13.4/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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: 3 units. confirmed

Listing remarks

This spacious two-unit home is currently being used as a single-family residnece, offering flexibility for a variety of buyers. Whether you're an investor looking to restore its income producing potential or a homeowner seeking extra space, this property with some TLC presents a great oppportunity. Two bedroom apartment upstairs, 3 bedroom down. Sold as-is. Delayed negotiations 4/7/26 5 pm

Key facts

• 6,969 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Financial info: Multi-unit property with 2 total units; Separate single gas meter; Separate single electric meter; Operating expense details: see remarks; Owner pays: other / see remarks; Rent includes: see remarks

Exterior

• Parking: Garage (1 car); Paved parking
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story building; Existing construction
• Construction: Composite siding; Wood siding; Copper plumbing; Asphalt roof; Block foundation; Built as existing (year built details: Existing)
• Exterior features: Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms total (one full bathroom in each unit)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Full basement; Eat-in kitchens (in units)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $827/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 43.6% 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: 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: School 22-Lincoln School (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 486 students, 94% 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: Rents rising fast (+8.9%/yr); 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,755/mo this rent would consume 127% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $78,701 (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 1920 — 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: 4.70% ✓
• Cap rate: 43.58%
• Cash-on-cash: 133.15%
• DSCR: 6.92
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $92,061
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 Joseph Ave	0.19mi	4/2.0 (-1)	1,680 (-3%)	6mo	$76,000	$45	75
15-17 Wilkins St	0.05mi	4/2.0 (-1)	1,920 (+10%)	6mo	$101,070	$53	70
59 Laser St	0.39mi	4/3.0 (-1)	1,628 (-6%)	6mo	$50,000	$31	57
812 Norton St	0.71mi	5/2.0	1,777 (+2%)	10mo	$124,500	$70	55
40 Peckham St	0.59mi	5/2.0	1,794 (+3%)	16mo	$45,000	$25	53
63 Harris St	0.64mi	5/2.0	1,810 (+4%)	12mo	$130,000	$72	53
32 Peckham St St	0.61mi	4/2.0 (-1)	1,710 (-2%)	15mo	$62,000	$36	52
74 Harris St	0.62mi	5/2.0	1,824 (+5%)	22mo	$90,000	$49	44
31 Peckham St	0.59mi	4/2.0 (-1)	1,584 (-9%)	12mo	$102,000	$64	43
12 Nielson St	0.59mi	4/2.0 (-1)	1,908 (+10%)	12mo	$67,500	$35	41
32 Evergreen St	0.66mi	4/2.0 (-1)	1,516 (-13%)	7mo	$89,900	$59	37
76 Avenue A	0.69mi	6/2.0 (+1)	1,592 (-8%)	16mo	$112,000	$70	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.38×
• Total profit: $165,017
• Equity at exit: $11,913

10-year hold

• IRR: —
• Equity multiple: 20.56×
• Total profit: $437,660
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,755 high
• Mortgage (P&I): −$419
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $2,482

Break-even live

Break-even rent $613

Max offer price $79,900

Occupancy floor 29%

Sensitivity live

Price	-10% $2,528	-5% $2,505	+0% $2,482	+5% $2,460	+10% $2,437
Rent	-10% $2,186	-5% $2,334	+0% $2,482	+5% $2,631	+10% $2,779
Rate	-1.0pp $2,523	-0.5pp $2,503	base $2,482	+0.5pp $2,462	+1.0pp $2,441

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,756
Total (3 units)			$3,755

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	1.23mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	12d	1	1.31mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.40mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	1.43mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-03-31
   listed $79,900 Active

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $866 · $72/mo
• Expected delta: +$485/yr (+$40/mo · 127.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $45,060
• − Mortgage interest: −$4,476
• − Property taxes: −$381
• − Insurance: −$400
• − Repairs & maintenance: −$3,605
• − Management: −$3,605
• − Depreciation: −$2,324
• Taxable income: $30,270
• Est. tax owed @ 24.0%: −$7,265
• After-tax cash flow: $22,524/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

2 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-03-31 Listed $79,900 UNYREIS

Property tax history

-17.5%/yr

Latest (2025): $381 · +0.0% YoY. Source: county tax records.