103 Pullman Ave · Rochester, NY 14615

$150,000

6 bd · 2.5 ba · 2,752 sqft · MultiFamily public records · 36 Days on market

Built 1910 4,356 sqft lot $55/sqft · 45% below area Est $271k · 45% 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 +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Large 3B1B/3B1B duplex in the Maplewood/Kodak Park area. Tenant in 103 Pullman has been a tenant there for 9 years. The tenant in 146 Primrose has resided there for almost 2 years (July 2022 will be 2 years). Rents are 980.00 and 825.00. Large units 3B/1B each. Both are Month-to-month leases (Leases have expired to a month-to-month tenancy. 103 Pullman will legally require at least 3 months notice to vacate, if the buyer wants to do so. The other unit is still under 2 years, so they would require 60 days notice. 103 Pullman has a wheelchair lift for their child on the side of the front entrance. All utilities are separate. Corner lot with detached garage, which needs work. Lots of hardwoods and natural trim. Off street parking available for 2 cars (plus garage). No delayed negotiations. The next Scheduled showing will be from 2PM-4PM Thursday, April 14th.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Finance

• Financial info: Operating expenses include insurance; Owner responsible for grounds care and water; Rent includes common area maintenance, gardener, and water

Exterior

• Parking: 2-car garage; Paved parking; One additional parking space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Existing construction; Vinyl siding
• Construction: Vinyl siding
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Gas water heater

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$270,593) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $747/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: 74 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,100/mo this rent would consume 73% of the median local household income ($51k/yr) (locally 1245% 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 $1k 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 (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.07% ✓
• Cap rate: 18.25%
• Cash-on-cash: 42.71%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (median comp): $270,593
• List price: $150,000
• Delta: -44.57%
• 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
133-135 Gorsline St	0.47mi	6/2.0	2,730 (-1%)	3mo	$169,900	$62	73
75 Lapham St	0.33mi	7/4.0 (+1)	2,706 (-2%)	4mo	$186,000	$69	67
100-102 Clay Ave #100	0.28mi	5/3.0 (-1)	2,540 (-8%)	0mo	$150,000	$59	67
98 Flower City Park	0.35mi	6/2.0	2,918 (+6%)	7mo	$140,000	$48	66
442-444 Maplewood Ave Ave	0.49mi	6/2.0	2,926 (+6%)	1mo	$170,000	$58	64
25 Rand St	0.37mi	6/2.5	2,652 (-4%)	23mo	$178,300	$67	58
182-186 Magee Ave	0.40mi	7/2.0 (+1)	2,818 (+2%)	19mo	$180,000	$64	55
162 Clay Ave #164	0.28mi	6/2.0	3,032 (+10%)	19mo	$136,000	$45	52
32 Rand St	0.39mi	6/2.0	2,400 (-13%)	13mo	$168,300	$70	48
583-585 Flower City Park	0.47mi	6/3.0	2,496 (-9%)	16mo	$80,000	$32	48
140 Birr St	0.72mi	6/2.0	2,884 (+5%)	23mo	$189,000	$66	38
442 - 444 Pullman Ave	0.44mi	6/2.0	2,360 (-14%)	22mo	$150,000	$64	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.69×
• Total profit: $70,898
• Equity at exit: $22,365

10-year hold

• IRR: 45.8%
• Equity multiple: 5.39×
• Total profit: $184,317
• Equity at exit: $12,969

Cash invested: $42,000 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,100 high
• Mortgage (P&I): −$787
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $1,495

Break-even live

Break-even rent $1,208

Max offer price $150,000

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,100
Total (2 units)			$3,100

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-13
   statusdays on market $150,000 Pending 36 DOM
2. 2026-06-10
   days on market $150,000 Active 35 DOM
3. 2026-06-09
   days on market $150,000 Active 34 DOM
4. 2026-06-09
   days on market $150,000 Active 33 DOM
5. 2026-06-07
   days on market $150,000 Active 32 DOM
6. 2026-06-05
   days on market $150,000 Active 29 DOM
7. 2026-06-03
   days on market $150,000 Active 28 DOM
8. 2026-06-03
   days on market $150,000 Active 27 DOM
9. 2026-06-01
   days on market $150,000 Active 26 DOM
10. 2026-05-31
    days on market $150,000 Active 25 DOM
11. 2026-05-06
    listed $150,000 Active 748-char remark
12. 2026-01-04
    status Pending
13. 2026-01-02
    historical
14. 2025-12-16
    price $150,000
15. 2025-11-13
    listed $165,000 Active
16. 2025-03-01
    historical $1,200
17. 2025-02-04
    price $1,200
18. 2025-01-29
    listed $1,100
19. 2022-07-21
    soldstatus $125,000
20. 2022-07-07
    soldstatus $125,000 Closed Sale or Rented

    Show marketing remark (867 chars)

    Large 3B1B/3B1B duplex in the Maplewood/Kodak Park area. Tenant in 103 Pullman has been a tenant there for 9 years. The tenant in 146 Primrose has resided there for almost 2 years (July 2022 will be 2 years). Rents are 980.00 and 825.00. Large units 3B/1B each. Both are Month-to-month leases (Leases have expired to a month-to-month tenancy. 103 Pullman will legally require at least 3 months notice to vacate, if the buyer wants to do so. The other unit is still under 2 years, so they would require 60 days notice. 103 Pullman has a wheelchair lift for their child on the side of the front entrance. All utilities are separate. Corner lot with detached garage, which needs work. Lots of hardwoods and natural trim. Off street parking available for 2 cars (plus garage). No delayed negotiations. The next Scheduled showing will be from 2PM-4PM Thursday, April 14th.

21. 2022-05-17
    status Pending Sale

    Show marketing remark (867 chars)

    Large 3B1B/3B1B duplex in the Maplewood/Kodak Park area. Tenant in 103 Pullman has been a tenant there for 9 years. The tenant in 146 Primrose has resided there for almost 2 years (July 2022 will be 2 years). Rents are 980.00 and 825.00. Large units 3B/1B each. Both are Month-to-month leases (Leases have expired to a month-to-month tenancy. 103 Pullman will legally require at least 3 months notice to vacate, if the buyer wants to do so. The other unit is still under 2 years, so they would require 60 days notice. 103 Pullman has a wheelchair lift for their child on the side of the front entrance. All utilities are separate. Corner lot with detached garage, which needs work. Lots of hardwoods and natural trim. Off street parking available for 2 cars (plus garage). No delayed negotiations. The next Scheduled showing will be from 2PM-4PM Thursday, April 14th.

22. 2022-04-07
    status Active

    Show marketing remark (867 chars)

    Large 3B1B/3B1B duplex in the Maplewood/Kodak Park area. Tenant in 103 Pullman has been a tenant there for 9 years. The tenant in 146 Primrose has resided there for almost 2 years (July 2022 will be 2 years). Rents are 980.00 and 825.00. Large units 3B/1B each. Both are Month-to-month leases (Leases have expired to a month-to-month tenancy. 103 Pullman will legally require at least 3 months notice to vacate, if the buyer wants to do so. The other unit is still under 2 years, so they would require 60 days notice. 103 Pullman has a wheelchair lift for their child on the side of the front entrance. All utilities are separate. Corner lot with detached garage, which needs work. Lots of hardwoods and natural trim. Off street parking available for 2 cars (plus garage). No delayed negotiations. The next Scheduled showing will be from 2PM-4PM Thursday, April 14th.

23. 2022-03-28
    historical Continue to Show- Under Contract

    Show marketing remark (867 chars)

    Large 3B1B/3B1B duplex in the Maplewood/Kodak Park area. Tenant in 103 Pullman has been a tenant there for 9 years. The tenant in 146 Primrose has resided there for almost 2 years (July 2022 will be 2 years). Rents are 980.00 and 825.00. Large units 3B/1B each. Both are Month-to-month leases (Leases have expired to a month-to-month tenancy. 103 Pullman will legally require at least 3 months notice to vacate, if the buyer wants to do so. The other unit is still under 2 years, so they would require 60 days notice. 103 Pullman has a wheelchair lift for their child on the side of the front entrance. All utilities are separate. Corner lot with detached garage, which needs work. Lots of hardwoods and natural trim. Off street parking available for 2 cars (plus garage). No delayed negotiations. The next Scheduled showing will be from 2PM-4PM Thursday, April 14th.

24. 2022-03-17
    listed $129,000 Active

    Show marketing remark (867 chars)

    Large 3B1B/3B1B duplex in the Maplewood/Kodak Park area. Tenant in 103 Pullman has been a tenant there for 9 years. The tenant in 146 Primrose has resided there for almost 2 years (July 2022 will be 2 years). Rents are 980.00 and 825.00. Large units 3B/1B each. Both are Month-to-month leases (Leases have expired to a month-to-month tenancy. 103 Pullman will legally require at least 3 months notice to vacate, if the buyer wants to do so. The other unit is still under 2 years, so they would require 60 days notice. 103 Pullman has a wheelchair lift for their child on the side of the front entrance. All utilities are separate. Corner lot with detached garage, which needs work. Lots of hardwoods and natural trim. Off street parking available for 2 cars (plus garage). No delayed negotiations. The next Scheduled showing will be from 2PM-4PM Thursday, April 14th.

25. 2011-03-29
    soldstatus $72,500
26. 2011-03-28
    soldstatus $72,500
27. 2011-01-04
    listed $74,900

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,898 · $158/mo
• Expected delta: +$637/yr (+$53/mo · 50.6%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,200
• − Mortgage interest: −$8,402
• − Property taxes: −$1,260
• − Insurance: −$750
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − Depreciation: −$4,364
• Taxable income: $16,472
• Est. tax owed @ 24.0%: −$3,953
• After-tax cash flow: $13,985/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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

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: ▼ -31.81%
• Current HPI: 240.6896
• Rent YoY: —
• 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

+100.3% since first listed

18 events — show timeline

• 2026-06-11 Pending — UNYREIS
• 2026-05-06 Listed $150,000 UNYREIS
• 2026-01-04 Pending — UNYREIS
• 2026-01-02 Listing Removed — UNYREIS
• 2025-12-16 Price Changed $150,000 UNYREIS
• 2025-11-13 Listed $165,000 UNYREIS
• 2025-03-01 Rental Removed $1,200 RENTEC
• 2025-02-04 Price Changed $1,200 RENTEC
• 2025-01-29 Listed for Rent $1,100 RENTEC
• 2022-07-21 Sold (Public Records) $125,000 Public Records
• 2022-07-07 Sold (MLS) $125,000 UNYREIS
• 2022-05-17 Pending — UNYREIS
• 2022-04-07 Relisted — UNYREIS
• 2022-03-28 Contingent — UNYREIS
• 2022-03-17 Listed $129,000 UNYREIS
• 2011-03-29 Sold (MLS) $72,500 UNYREIS
• 2011-03-28 Sold (Public Records) $72,500 Public Records
• 2011-01-04 Listed $74,900 UNYREIS

Property tax history

-0.0%/yr

Latest (2025): $1,260 · -49.6% YoY. Source: county tax records.