None · Rochester, NY 14611

$139,900

6 bd · 3.0 ba · 2,782 sqft · MultiFamily · 9 Days on market

Built 1900 Fair condition 5,500 sqft lot Est $122k · 14% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• ARV discount +1.1/15.0

Multi-family units

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

Listing remarks

Brand new c of o provided at closing. All 3 units are tenant occupied, please allow 48 hours notice for all requests. Monthly rent total = $2450

Key facts

• 5,500 sq ft lot
• Built 1900
• Listed 9 days

Property features AI

Finance

• Financial info: Owner pays trash collection and water; Rent includes trash collection and water; Unit rents: $750 (2-bed), $705 (1-bed), $995 (3-bed); Three separate gas meters and three separate electric meters; Operating expense details: see remarks

Exterior

• Parking: Paved parking area
• Utilities: Public water (connected); Sewer connected
• Home design: Multi-family property with 3 units; 2 stories; Resale property
• Construction: Aluminum siding; Existing construction
• Exterior features: Paved parking; Near public transit; Rectangular lot (55 x 100)

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: Two-bedroom unit; One-bedroom unit; Three-bedroom unit
• Flooring: Carpet; Laminate; Varies by unit
• Bathrooms: Three full bathrooms (total in property); Each unit has one full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Eat-in kitchens; Living rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $140k).
• Cap rate 28.7% 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 (+6.4%/yr); 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $4,526/mo this rent would consume 173% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 (-2.9% appreciation + 6.4% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 3.24% ✓
• Cap rate: 28.67%
• Cash-on-cash: 79.92%
• DSCR: 4.56
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $122,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Madison St	0.38mi	5/3.0 (-1)	2,778 (-0%)	3mo	$175,000	$63	75
332-334 Genesee St	0.45mi	6/2.0	2,823 (+2%)	16mo	$150,000	$53	59
278 Tremont St	0.33mi	7/2.0 (+1)	2,928 (+5%)	10mo	$130,000	$44	58
340 Columbia Ave #342	0.42mi	6/2.0	2,852 (+2%)	17mo	$95,000	$33	58
170-172 Flint St	0.62mi	5/2.0 (-1)	2,915 (+5%)	2mo	$120,000	$41	52
122-124 Shelter St #2	0.63mi	5/2.0 (-1)	2,640 (-5%)	2mo	$85,000	$32	51
30 Bartlett St Unit 30-30	0.54mi	5/2.0 (-1)	2,820 (+1%)	17mo	$96,000	$34	50
363 Flint St	0.57mi	6/2.0	2,394 (-14%)	3mo	$77,000	$32	44
57-59 Hortense St #57	0.61mi	6/3.0	3,177 (+14%)	8mo	$126,400	$40	41
537 Flint St	0.63mi	6/4.0	2,505 (-10%)	13mo	$160,000	$64	39
311 Kenwood Ave Ave	0.65mi	6/2.0	2,532 (-9%)	15mo	$180,000	$71	38
290 Kenwood Ave	0.60mi	6/2.0	2,370 (-15%)	11mo	$160,000	$68	34

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

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 83.9%
• Equity multiple: 5.08×
• Total profit: $159,816
• Equity at exit: $21,287

10-year hold

• IRR: 87.9%
• Equity multiple: 11.81×
• Total profit: $423,506
• Equity at exit: $12,832

Cash invested: $39,172 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,526 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $2,609

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,527
Total (3 units)			$4,526

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	2d	1	0.90mi

Listing history 8 events

1. 2026-04-16
   status Pending
2. 2026-04-07
   listed $139,900 Active
3. 2026-02-19
   status Pending
4. 2026-02-17
   historical
5. 2026-01-26
   price $139,900
6. 2025-09-12
   listed $149,900 Active
7. 2020-09-14
   historical
8. 2020-02-06
   listed $84,500 Active

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

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: $54,312
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$4,345
• − Management: −$4,345
• − Depreciation: −$4,070
• Taxable income: $30,918
• Est. tax owed @ 24.0%: −$7,420
• After-tax cash flow: $23,884/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and interior repairs, as well as landscaping improvements to increase its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major landscaping — Overgrown lawn, unkempt appearance

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Improves interior appearance and rental appeal
• Both repair HVAC/mechanicals — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
landscaping · Overgrown lawn, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Improves interior appearance and rental appeal ↑
• Both repair HVAC/mechanicals — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+65.6% since first listed

8 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-07 Listed $139,900 UNYREIS
• 2026-02-19 Pending — UNYREIS
• 2026-02-17 Listing Removed — UNYREIS
• 2026-01-26 Price Changed $139,900 UNYREIS
• 2025-09-12 Listed $149,900 UNYREIS
• 2020-09-14 Listing Removed — UNYREIS
• 2020-02-06 Listed $84,500 UNYREIS