245 Adams St · Rochester, NY 14608

$99,900

4 bd · 3.0 ba · 1,794 sqft · MultiFamily public records · 27 Days on market

Built 1900 4,792 sqft lot $56/sqft · 42% below area Est $172k · 42% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Another property ready for you to add to your rental portfolio. Place anyone you want with a vacant unit, 1 unit with a long-term tenant and another on a lease. Some vinyl windows, laminate flooring and some hardwoods. Close to downtown Rochester, and major bus lines. Opportunities await to earn passive income, lots of potential here. All separate utilities. Please allow 24 hours' notice for showings please. Delayed negotiations April 13, 2026 at 12pm. Group Showings on Friday 11-12:30pm, must register with agent.

Key facts

• Vinyl windows
• Laminate flooring
• Separate utilities

Tags

• VINYL WINDOWS
• LAMINATE FLOORING
• HARDWOODS
• CLOSE TO DOWNTOWN ROCHESTER
• MAJOR BUS LINES
• SEPARATE UTILITIES

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$172,369) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% 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 (+6.6%/yr); 51 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,723/mo this rent would consume 51% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.12%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $172,369
• List price: $99,900
• Delta: -42.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Champlain St	0.31mi	4/2.0	1,784 (-1%)	15mo	$90,000	$50	68
177 Clifton St	0.52mi	5/3.0 (+1)	1,768 (-1%)	6mo	$75,000	$42	63
250 Reynolds St	0.39mi	5/— (+1)	1,575 (-12%)	0mo	$154,777	$98	56
7 Terry St	0.44mi	5/2.0 (+1)	1,828 (+2%)	23mo	$165,000	$90	48
367 Troup St	0.32mi	3/3.0 (-1)	2,000 (+12%)	17mo	$55,000	$28	46
210 Edinburgh St	0.36mi	5/2.5 (+1)	2,046 (+14%)	12mo	$228,000	$111	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 3.45×
• Total profit: $68,415
• Equity at exit: $48,857

10-year hold

• IRR: 41.8%
• Equity multiple: 7.63×
• Total profit: $185,583
• Equity at exit: $78,510

Cash invested: $27,972 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$524
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $725

Break-even live

Break-even rent $805

Max offer price $99,900

Occupancy floor 53%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.19mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	0.28mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	0.53mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	23d	1	0.91mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	0.91mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.96mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.00mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.07mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.15mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.16mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	23d	1	1.27mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.28mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	1.45mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	1.45mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	43d	1	1.47mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	1.47mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	2d	1	1.47mi

Listing history 15 events

1. 2026-05-04
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Another property ready for you to add to your rental portfolio. Place anyone you want with a vacant unit, 1 unit with a long-term tenant and another on a lease. Some vinyl windows, laminate flooring and some hardwoods. Close to downtown Rochester, and major bus lines. Opportunities await to earn passive income, lots of potential here. All separate utilities. Please allow 24 hours' notice for showings please. Delayed negotiations April 13, 2026 at 12pm. Group Showings on Friday 11-12:30pm, must register with agent.

2. 2026-04-07
   listed $99,900 Active 519-char remark

   Show marketing remark (519 chars)

   Another property ready for you to add to your rental portfolio. Place anyone you want with a vacant unit, 1 unit with a long-term tenant and another on a lease. Some vinyl windows, laminate flooring and some hardwoods. Close to downtown Rochester, and major bus lines. Opportunities await to earn passive income, lots of potential here. All separate utilities. Please allow 24 hours' notice for showings please. Delayed negotiations April 13, 2026 at 12pm. Group Showings on Friday 11-12:30pm, must register with agent.

3. 2025-11-24
   historical $800
4. 2025-10-15
   listed $800
5. 2019-09-20
   soldstatus $68,000 Closed Sale or Rented 128-char remark

   Show marketing remark (128 chars)

   Rare 3 family house. 2 -one bedroom and 1-2 bedroom units. House is in good condition. Great investment, don't wait on this one.

6. 2019-09-17
   soldstatus $68,000
7. 2019-07-02
   status Pending Sale 128-char remark

   Show marketing remark (128 chars)

   Rare 3 family house. 2 -one bedroom and 1-2 bedroom units. House is in good condition. Great investment, don't wait on this one.

8. 2019-06-24
   listed $74,900 Active 128-char remark

   Show marketing remark (128 chars)

   Rare 3 family house. 2 -one bedroom and 1-2 bedroom units. House is in good condition. Great investment, don't wait on this one.

9. 2016-09-22
   soldstatus $60,000
10. 2016-09-21
    soldstatus $60,000 Closed Sale or Rented
11. 2016-07-13
    status Pending Sale
12. 2016-06-14
    listed $64,900 Active
13. 2008-07-31
    soldstatus $28,000
14. 2004-01-28
    soldstatus $37,000
15. 2001-11-16
    soldstatus $16,000

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $1,266 · $105/mo
• Expected delta: +$423/yr (+$35/mo · 50.1%)

ⓘ 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 ≥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: $20,676
• − Mortgage interest: −$5,596
• − Property taxes: −$843
• − Insurance: −$500
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$2,906
• Taxable income: $7,523
• Est. tax owed @ 24.0%: −$1,806
• After-tax cash flow: $6,899/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+524.4% since first listed

15 events — show timeline

• 2026-05-04 Pending — UNYREIS
• 2026-04-07 Listed $99,900 UNYREIS
• 2025-11-24 Rental Removed $800 BUILDIUM
• 2025-10-15 Listed for Rent $800 BUILDIUM
• 2019-09-20 Sold (MLS) $68,000 UNYREIS
• 2019-09-17 Sold (Public Records) $68,000 Public Records
• 2019-07-02 Pending — UNYREIS
• 2019-06-24 Listed $74,900 UNYREIS
• 2016-09-22 Sold (Public Records) $60,000 Public Records
• 2016-09-21 Sold (MLS) $60,000 UNYREIS
• 2016-07-13 Pending — UNYREIS
• 2016-06-14 Listed $64,900 UNYREIS
• 2008-07-31 Sold (Public Records) $28,000 Public Records
• 2004-01-28 Sold (Public Records) $37,000 Public Records
• 2001-11-16 Sold (Public Records) $16,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $843 · +0.0% YoY. Source: county tax records.