1339 Genesee St · Rochester, NY 14611

$229,900

4 bd · 2.0 ba · 2,158 sqft · Townhouse public records · 12 Days on market

Built 1910 5,227 sqft lot Est $218k · 5% 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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• ARV discount +5.0/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Come see this Duplex near University of Rochester/Strong Memorial Hospital. Sidewalks throughout the neighborhood. Walk/ride to restaurants, shopping, University and Hospital. Current 1st floor tenants-lease is until 4/30/21. Second floor is month to month. New Roof in 2017. Hardwood floors & updated kitchen on first floor. 1st floor has front porch and back porch. Each level has a living room as well as two bedrooms and one bath. Second floor has replacement windows as does the 3rd floor attic. Basement offers storage area and access to washer and dryer. Driveway offers off street parking.

Key facts

• 2 parking spots
• Built 1910
• Listed 12 days

Property features AI

Finance

• Other: Owner pays: other/see remarks; Rent includes: see remarks
• Financial info: Two-unit multifamily property; Gross income reported: $27,600; Operating expenses include electric, fuel, professional management, snow removal, trash, and water/sewer; Unit rents: one unit at $1,075 (leased through Oct 31, 2026), one unit at $1,225 (leased through Oct 31, 2026)

Exterior

• Parking: Paved street parking; On-street parking; Two or more spaces
• Utilities: Cable available; Public water (connected); Sewer connected; Circuit breaker electrical
• Home design: Two-story building; Resale property
• Construction: Wood siding; Copper plumbing; Asphalt roof; Built existing (year built details listed as existing)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen (in one unit)
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas heating; Forced air
• Interior features: Thermal windows; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).

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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2,305/mo this rent would consume 88% 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $125k; list at $230k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $229,900

Questions for the listing agent

1. Built in 1910 — 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 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: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $217,958
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1339 Genesee St	0.00mi	4/2.0	2,158 (0%)	1mo	$245,000	$114	99
182 Scottsville Rd	0.15mi	4/2.0	2,181 (+1%)	23mo	$216,500	$99	72
228 Genesee Park Blvd	0.27mi	4/2.0	2,108 (-2%)	17mo	$182,000	$86	69
237 Genesee Park Blvd	0.27mi	4/2.0	2,131 (-1%)	24mo	$233,000	$109	66
255 Genesee Park Blvd	0.29mi	4/2.0	2,064 (-4%)	17mo	$175,000	$85	65
66-68 Pioneer St	0.37mi	4/2.0	2,352 (+9%)	21mo	$220,000	$94	51
541-543 Brooks Ave	0.64mi	4/2.0	2,270 (+5%)	19mo	$275,000	$121	46
27 Stanfield	0.67mi	4/2.0	1,920 (-11%)	11mo	$194,000	$101	41

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-6,708
• Equity at exit: $34,982

10-year hold

• IRR: 10.1%
• Equity multiple: 1.90×
• Total profit: $58,236
• Equity at exit: $21,087

Cash invested: $64,372 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$176 /mo · $2,117/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $343

Break-even live

Break-even rent $1,871

Max offer price $229,900

Occupancy floor 80%

Sensitivity live

Price	-10% $473	-5% $408	+0% $343	+5% $278	+10% $213
Rent	-10% $161	-5% $252	+0% $343	+5% $434	+10% $525
Rate	-1.0pp $459	-0.5pp $401	base $343	+0.5pp $283	+1.0pp $223

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	4d	1	0.06mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	4d	1	0.42mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	4d	1	0.50mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	4d	1	0.54mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	45d	1	0.80mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	4d	1	0.80mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	0.88mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	25d	1	1.27mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.39mi

Listing history 7 events

1. 2026-04-19
   status Pending
2. 2026-04-16
   historical Active Under Contract
3. 2026-04-07
   listed $229,900 Active
4. 2020-12-09
   soldstatus $125,000
5. 2020-12-08
   soldstatus $125,000 Closed Sale or Rented 603-char remark

   Show marketing remark (603 chars)

   Come see this Duplex near University of Rochester/Strong Memorial Hospital. Sidewalks throughout the neighborhood. Walk/ride to restaurants, shopping, University and Hospital. Current 1st floor tenants-lease is until 4/30/21. Second floor is month to month. New Roof in 2017. Hardwood floors & updated kitchen on first floor. 1st floor has front porch and back porch. Each level has a living room as well as two bedrooms and one bath. Second floor has replacement windows as does the 3rd floor attic. Basement offers storage area and access to washer and dryer. Driveway offers off street parking.

6. 2020-10-21
   status Under Contract- Do Not Show 603-char remark

   Show marketing remark (603 chars)

   Come see this Duplex near University of Rochester/Strong Memorial Hospital. Sidewalks throughout the neighborhood. Walk/ride to restaurants, shopping, University and Hospital. Current 1st floor tenants-lease is until 4/30/21. Second floor is month to month. New Roof in 2017. Hardwood floors & updated kitchen on first floor. 1st floor has front porch and back porch. Each level has a living room as well as two bedrooms and one bath. Second floor has replacement windows as does the 3rd floor attic. Basement offers storage area and access to washer and dryer. Driveway offers off street parking.

7. 2020-10-16
   listed $129,900 Active 603-char remark

   Show marketing remark (603 chars)

   Come see this Duplex near University of Rochester/Strong Memorial Hospital. Sidewalks throughout the neighborhood. Walk/ride to restaurants, shopping, University and Hospital. Current 1st floor tenants-lease is until 4/30/21. Second floor is month to month. New Roof in 2017. Hardwood floors & updated kitchen on first floor. 1st floor has front porch and back porch. Each level has a living room as well as two bedrooms and one bath. Second floor has replacement windows as does the 3rd floor attic. Basement offers storage area and access to washer and dryer. Driveway offers off street parking.

ⓘ 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: $2,117 · $176/mo
• Projected year-2 tax: $3,001 · $250/mo
• Expected delta: +$884/yr (+$74/mo · 41.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $27,656
• − Mortgage interest: −$12,878
• − Property taxes: −$2,117
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$6,688
• Taxable income: $399
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $4,019/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): 17,145
• 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

+77.0% since first listed

7 events — show timeline

• 2026-04-19 Pending — UNYREIS
• 2026-04-16 Contingent — UNYREIS
• 2026-04-07 Listed $229,900 UNYREIS
• 2020-12-09 Sold (Public Records) $125,000 Public Records
• 2020-12-08 Sold (MLS) $125,000 UNYREIS
• 2020-10-21 Pending — UNYREIS
• 2020-10-16 Listed $129,900 UNYREIS

Property tax history

+5.7%/yr

Latest (2025): $2,117 · +0.0% YoY. Source: county tax records.