56 Amherst St · Rochester, NY 14607

$259,900

4 bd · 4.0 ba · 2,835 sqft · MultiFamily public records · 141 Days on market

Built 1925 Fair condition 4,380 sqft lot $92/sqft · 48% below area Est $496k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• 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 MLS

Great money making triple in Upper Monroe. Large 1 bedroom unit on first floor with charm & eat-in kitchen. 2 bedroom 2 bath 2nd floor unit. Third floor unit is nice for the size & could get more in rent. Off-street parking w/ parking area. Separate utilities. Open front porch.

Key facts

• 4,380 sq ft lot
• Parking
• Built 1925

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/4.0-bath units multifamily listed at $260k. Condition is rated fair.
• This rent per unit runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $697/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 7.6% 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: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% 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 (+4.6%/yr); 100 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; list at $260k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.85% ✓
• Cap rate: 15.95%
• Cash-on-cash: 34.49%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $496,119
• List price: $259,900
• Delta: -47.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Amherst St	0.04mi	4/4.0	2,811 (-1%)	19mo	$259,900	$92	81
61 Cambridge St	0.38mi	5/4.0 (+1)	2,902 (+2%)	3mo	$347,000	$120	71
185-187 Mt Vernon Ave	0.68mi	4/2.0	2,852 (+1%)	4mo	$280,000	$98	56
115 Rutgers St St	0.36mi	4/3.0	3,201 (+13%)	3mo	$440,000	$137	55
8 Rowley St	0.41mi	4/—	3,199 (+13%)	7mo	$300,000	$94	54
20 Avondale Park	0.65mi	4/3.0	2,735 (-4%)	7mo	$385,000	$141	54
275 S Goodman St	0.29mi	5/3.0 (+1)	2,621 (-8%)	14mo	$375,000	$143	53
395 Meigs St	0.23mi	5/3.0 (+1)	2,602 (-8%)	20mo	$357,500	$137	50
15 Edgerton St	0.66mi	4/3.0	2,761 (-3%)	16mo	$525,000	$190	48
239 Hamilton St	0.58mi	5/4.0 (+1)	3,168 (+12%)	2mo	$277,500	$88	46
48 Vick Park B	0.56mi	4/2.0	2,632 (-7%)	17mo	$385,000	$146	40
1097 Monroe Ave	0.69mi	4/3.0	2,463 (-13%)	17mo	$270,000	$110	28

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: 31.7%
• Equity multiple: 2.36×
• Total profit: $98,982
• Equity at exit: $38,752

10-year hold

• IRR: 39.7%
• Equity multiple: 5.00×
• Total profit: $291,126
• Equity at exit: $22,471

Cash invested: $72,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 7 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $349,450 ($134/sqft)
• Median days on market: 4 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +30.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 100
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $4,806 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$234 /mo · $2,806/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,009
• Net cashflow: $2,092

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	4	$4,806
Total (3 units)			$4,806

Break-even live

Break-even rent $2,158

Max offer price $259,900

Occupancy floor 51%

Sensitivity live

Price	-10% $2,239	-5% $2,165	+0% $2,092	+5% $2,018	+10% $1,945
Rent	-10% $1,712	-5% $1,902	+0% $2,092	+5% $2,282	+10% $2,471
Rate	-1.0pp $2,223	-0.5pp $2,158	base $2,092	+0.5pp $2,024	+1.0pp $1,956

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	139d	1	0.06mi
12 Boardman St Rochester, NY	2.0	1.0	1008	$1,600	$1.59	139d	1	0.07mi
108 Boardman St Rochester, NY	2.0	1.0	1000	$1,300	$1.30	139d	1	0.09mi
3 Sumner Park Apt 6 Rochester, NY	2.0	1.0	1392	$1,500	$1.08	63d	1	0.09mi
19-21 Cornell St Rochester, NY	2.0	1.0	900	$1,250	$1.39	119d	1	0.14mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	140d	1	0.14mi
521 Oxford St Unit 3 Rochester, NY	2.0	1.0	—	$1,250	—	98d	1	0.17mi
59 Edmonds St Unit 59 Up Rochester, NY	3.0	1.5	1600	$1,600	$1.00	9d	1	0.17mi
285 Richard St Rochester, NY	3.0	2.0	—	$2,000	—	139d	1	0.18mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	139d	1	0.21mi
439 Meigs St Rochester, NY	2.0	1.0	900	$1,295	$1.44	63d	1	0.23mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	139d	1	0.23mi
293 Dartmouth St Unit 2/UP Rochester, NY	4.0	2.0	—	$2,050	—	9d	1	0.24mi
293 Dartmouth St Apt 1DN Rochester, NY	2.0	2.0	—	$1,700	—	87d	1	0.24mi
67 Pembroke St Unit UP Rochester, NY	3.0	2.0	1589	$2,100	$1.32	6d	1	0.25mi
625 S Goodman St Rochester, NY	1.0–2.0	1.0–2.0	845	$2,564	$3.03	0d	6	0.27mi
694 Broadway Rochester, NY	2.0	1.5	1090	$1,975	$1.81	87d	1	0.27mi
279 Pearl St Rochester, NY	2.0	1.5	1450	$1,895	$1.31	4d	1	0.28mi
20 Bloomfield Pl Rochester, NY	3.0	1.5	1434	$2,200	$1.53	9d	1	0.28mi
66 Henrietta St Unit 3 Rochester, NY	2.0	1.0	—	$1,425	—	6d	1	0.29mi
271 Pearl St Unit 273 Rochester, NY	3.0	1.0	1200	$1,795	$1.50	98d	1	0.30mi
3 Karges Pl Unit 35 Rochester, NY	2.0	1.0	—	$1,450	—	9d	1	0.30mi
300 Meigs St Unit 3 Rochester, NY	2.0	1.0	—	$1,250	—	119d	1	0.31mi
410 Oxford St Unit 1 Rochester, NY	2.0	1.0	—	$1,575	—	6d	1	0.32mi
261 Henrietta St Rochester, NY	3.0	1.0	1200	$1,600	$1.33	106d	1	0.33mi
461 Benton St Rochester, NY	4.0	1.5	1500	$4,200	$2.80	61d	1	0.33mi
383 Oxford St Unit 6 Rochester, NY	2.0	2.0	—	$2,500	—	139d	1	0.34mi
463 Averill Ave Unit 451 Averill Rochester, NY	2.0	1.0	1352	$1,695	$1.25	117d	1	0.34mi
521 Caroline St Unit 1 Rochester, NY	4.0	2.0	—	$2,150	—	6d	1	0.35mi
180 Dartmouth St Unit 2-1 Rochester, NY	2.0	2.0	168	$1,750	$10.42	110d	1	0.35mi
41 Engel Pl Rochester, NY	3.0	1.0	1114	$1,725	$1.55	0d	1	0.36mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	117d	1	0.36mi
451 Averill Ave Rochester, NY	2.0	1.0	1352	$1,695	$1.25	98d	1	0.36mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	139d	1	0.38mi
175 Pearl St Unit 1 Rochester, NY	2.0	1.0	550	$1,225	$2.23	139d	1	0.40mi
175 Pearl St Rochester, NY	2.0	1.0	700	$1,350	$1.93	76d	1	0.40mi
164 Laburnam Cres Rochester, NY	2.0	2.0	1328	$1,900	$1.43	139d	1	0.41mi
165 Pearl St Unit 165 Rochester, NY	3.0	1.5	—	$1,470	—	6d	1	0.41mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,450	$1.50	87d	1	0.42mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	1966	$1,295	$0.66	9d	1	0.42mi

Property features AI

Finance

• Financial info: Reported gross income: $32,400Owner pays trash collection and waterRent includes trash collection and waterOperating expenses include professional managementIndividual unit rents listed: two units at $850, one unit at $1,000

Exterior

• Parking: Parking available
• Utilities: Public water connectedSewer connected
• Home design: Multi-family property with 3 total units3 storiesResale conditionComposite siding
• Construction: Composite siding construction
• Exterior features: Rectangular residential lotCity street frontageLot dimensions approximately 40 x 109

Interior

• Kitchen: Refrigerator included in each unitEat-in kitchen in one unitFormal dining room in two units
• Bedrooms: Three separate 1-bedroom units (each unit listed as 1 bedroom)
• Flooring: Carpet, hardwood, laminate, luxury vinyl, tile
• Bathrooms: Total of 4 full bathrooms across units
• Heating & cooling: Gas forced-air heating
• Interior features: Full walk-out basementVaried flooring including carpet, hardwood, laminate, luxury vinyl and tile
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-09-23
   days on market $259,900 Active 141 DOM
2. 2026-09-22
   days on market $259,900 Active 140 DOM
3. 2026-09-21
   days on market $259,900 Active 139 DOM
4. 2026-09-20
   days on market $259,900 Active 138 DOM
5. 2026-09-19
   days on market $259,900 Active 137 DOM
6. 2026-09-18
   days on market $259,900 Active 136 DOM
7. 2026-09-17
   days on market $259,900 Active 135 DOM
8. 2026-09-16
   days on market $259,900 Active 134 DOM
9. 2026-09-15
   days on market $259,900 Active 133 DOM
10. 2026-09-14
    days on market $259,900 Active 132 DOM
11. 2026-09-13
    days on market $259,900 Active 131 DOM
12. 2026-09-12
    days on market $259,900 Active 130 DOM
13. 2026-09-11
    days on market $259,900 Active 129 DOM
14. 2026-09-05
    days on market $259,900 Active 123 DOM
15. 2026-09-04
    days on market $259,900 Active 122 DOM
16. 2026-09-03
    days on market $259,900 Active 121 DOM
17. 2026-08-31
    days on market $259,900 Active 118 DOM
18. 2026-08-30
    days on market $259,900 Active 117 DOM
19. 2026-08-29
    days on market $259,900 Active 116 DOM
20. 2026-08-28
    days on market $259,900 Active 115 DOM
21. 2026-08-27
    days on market $259,900 Active 114 DOM
22. 2026-08-26
    days on market $259,900 Active 113 DOM
23. 2026-08-25
    days on market $259,900 Active 112 DOM
24. 2026-08-24
    days on market $259,900 Active 111 DOM
25. 2026-08-23
    days on market $259,900 Active 110 DOM
26. 2026-08-22
    days on market $259,900 Active 109 DOM
27. 2026-08-21
    days on market $259,900 Active 108 DOM
28. 2026-08-20
    days on market $259,900 Active 107 DOM
29. 2026-08-19
    days on market $259,900 Active 106 DOM
30. 2026-08-18
    days on market $259,900 Active 105 DOM
31. 2026-08-17
    days on market $259,900 Active 104 DOM
32. 2026-08-16
    days on market $259,900 Active 103 DOM
33. 2026-08-15
    days on market $259,900 Active 102 DOM
34. 2026-08-15
    days on market $259,900 Active 101 DOM
35. 2026-08-13
    days on market $259,900 Active 100 DOM
36. 2026-08-12
    days on market $259,900 Active 99 DOM
37. 2026-08-12
    price $259,900 Active 98 DOM
38. 2026-08-11
    days on market $289,900 Active 98 DOM
39. 2026-08-10
    days on market $289,900 Active 97 DOM
40. 2026-08-09
    days on market $289,900 Active 96 DOM
41. 2026-08-08
    days on market $289,900 Active 95 DOM
42. 2026-08-07
    days on market $289,900 Active 94 DOM
43. 2026-08-06
    days on market $289,900 Active 93 DOM
44. 2026-08-05
    days on market $289,900 Active 92 DOM
45. 2026-08-04
    days on market $289,900 Active 91 DOM
46. 2026-08-03
    days on market $289,900 Active 90 DOM
47. 2026-07-31
    days on market $289,900 Active 87 DOM
48. 2026-07-30
    days on market $289,900 Active 85 DOM
49. 2026-07-28
    days on market $289,900 Active 84 DOM
50. 2026-07-26
    days on market $289,900 Active 82 DOM

ⓘ 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: $2,806 · $234/mo
• Projected year-2 tax: $3,599 · $300/mo
• Expected delta: +$793/yr (+$66/mo · 28.3%)

ⓘ 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: $57,672
• − Mortgage interest: −$14,558
• − Property taxes: −$2,806
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,614
• − Management: −$4,614
• − Depreciation: −$7,561
• Taxable income: $22,220
• Est. tax owed @ 24.0%: −$5,333
• After-tax cash flow: $19,767/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $70,875–$127,575 screening

This 3-unit property requires significant repairs and maintenance, including a new metal roof, siding repair/replacement, and landscaping improvements. While it has great bones and separate utilities, the current condition significantly impacts its value.

Repairs flagged

• Major Metal roof — Aged and weathered
• Major Siding — Wear and discoloration
• Major Landscaping — Sparse and overgrown

Value-add opportunities

• Both Metal roof replacement — Long-term durability and improved curb appeal ↑
• Both Siding repair/replacement — Enhanced curb appeal and improved insulation ↑
• Both Landscaping — Improved curb appeal and increased property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary School 35-Pinnacle F NY #2,049/2,108 Nat'l #37,719/41,679 Middle East Lower School F NY #715/729 Nat'l #13,057/14,009 High School Of The Arts D- NY #1,030/1,100 Nat'l #6,809/17,239

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

B Composite livability gradescore 76/100

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 · 759,460 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: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Reported gross income: $32,400Owner pays trash collection and waterRent includes trash collection and waterOperating expenses include professional managementIndividual unit rents listed: two units at $850, one unit at $1,000

Exterior

• Parking: Parking available
• Utilities: Public water connectedSewer connected
• Home design: Multi-family property with 3 total units3 storiesResale conditionComposite siding
• Construction: Composite siding construction
• Exterior features: Rectangular residential lotCity street frontageLot dimensions approximately 40 x 109

Interior

• Kitchen: Refrigerator included in each unitEat-in kitchen in one unitFormal dining room in two units
• Bedrooms: Three separate 1-bedroom units (each unit listed as 1 bedroom)
• Flooring: Carpet, hardwood, laminate, luxury vinyl, tile
• Bathrooms: Total of 4 full bathrooms across units
• Heating & cooling: Gas forced-air heating
• Interior features: Full walk-out basementVaried flooring including carpet, hardwood, laminate, luxury vinyl and tile
• Laundry & utility: Gas water heater

Price history

+274.9% since first listed

11 events — show timeline

• 2026-05-05 Listed $299,900 UNYREIS
• 2026-01-07 Listing Removed — UNYREIS
• 2026-01-02 Listing Removed — UNYREIS
• 2026-01-01 Listing Removed — UNYREIS
• 2025-11-05 Price Changed $334,000 UNYREIS
• 2025-09-18 Listed $339,000 UNYREIS
• 2013-12-04 Sold (MLS) $107,000 UNYREIS
• 2013-11-25 Sold (Public Records) $107,000 Public Records
• 2013-09-05 Listed $119,900 UNYREIS
• 1999-05-18 Sold (Public Records) $31,000 Public Records
• 1994-09-12 Sold (Public Records) $80,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,806 · +18.1% YoY. Source: county tax records.