20 Eiffel Pl · Rochester, NY 14621

$19,900

4 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 13 Days on market

Built 1880 3,852 sqft lot $15/sqft · 77% below area ↓ 33% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special. Property is boarded up and first floor has had a fire - proceed with caution. Renovations needed. Spacious single family home ready for you. Great option for investors or owner occupant buyers looking to develop sweat equity. 4 bedrooms and a versatile layout. Don't miss this opportunity!

Key facts

• 3,852 sq ft lot
• Built 1880
• Listed 13 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available and connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Resale property
• Construction: Wood siding exterior; Asphalt roof; Stone foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street frontage; Lot dimensions approximately 36 x 107

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Cap rate 81.0% 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 (+8.9%/yr); 114 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,731/mo this rent would consume 59% of the median local household income ($35k/yr) (locally 2756% 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 $138 of loan paydown is wiped out by about $597 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 + 8.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,900

Questions for the listing agent

1. Built in 1880 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 8.70% ✓
• Cap rate: 81.05%
• Cash-on-cash: 266.97%
• DSCR: 12.88
• GRM: 1.0

CMA / ARV

• ARV (median comp): $86,124
• List price: $19,900
• Delta: -76.89%
• 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
623 Avenue D	0.04mi	3/1.0 (-1)	1,254 (-3%)	2mo	$70,000	$56	86
2 Oscar St	0.37mi	3/1.0 (-1)	1,303 (+1%)	1mo	$65,000	$50	76
2 Bloomingdale St	0.28mi	3/1.0 (-1)	1,399 (+8%)	1mo	$45,000	$32	68
285 Avenue B	0.58mi	3/1.0 (-1)	1,292 (-0%)	1mo	$50,000	$39	67
1271 North St	0.60mi	4/1.5	1,276 (-1%)	2mo	$128,900	$101	66
57 Durnan St	0.52mi	5/1.0 (+1)	1,374 (+6%)	2mo	$85,000	$62	59
207 Herald St	0.71mi	3/2.0 (-1)	1,288 (-0%)	1mo	$60,000	$47	56
1295 North Street St	0.61mi	3/1.5 (-1)	1,347 (+4%)	2mo	$70,000	$52	56
455 Clifford Ave	0.43mi	3/1.0 (-1)	1,440 (+11%)	2mo	$40,000	$28	55
233 Avenue D	0.54mi	3/1.0 (-1)	1,176 (-9%)	1mo	$30,000	$26	53
63 Carthage St	0.71mi	4/1.0	1,413 (+9%)	2mo	$90,000	$64	50
34 Zygment St	0.67mi	3/1.0 (-1)	1,137 (-12%)	2mo	$182,000	$160	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 16.24×
• Total profit: $84,895
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 40.00×
• Total profit: $217,299
• Equity at exit: $1,721

Cash invested: $5,572 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$104
• Tax from tax record: −$15 /mo · $179/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $1,240

Break-even live

Break-even rent $161

Max offer price $19,900

Occupancy floor 23%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.36mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	0.66mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.91mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.96mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.97mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.11mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.15mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.24mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.29mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.36mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	43d	1	1.37mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.38mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	1.44mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.48mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	2d	1	1.48mi

Listing history 11 events

1. 2026-05-18
   status Pending 307-char remark
2. 2026-05-05
   listed $19,900 Active 307-char remark
3. 2026-03-31
   historical
4. 2025-12-15
   listed $29,900 Active
5. 2022-09-20
   historical
6. 2022-08-18
   price $36,000
7. 2022-06-20
   listed $39,900 Active
8. 2017-10-24
   soldstatus $20,900 Closed Sale or Rented
9. 2017-08-28
   status Under Contract- Do Not Show
10. 2017-07-18
    price $23,900
11. 2017-05-03
    listed $29,900 Active

ⓘ 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: $179 · $15/mo
• Projected year-2 tax: $258 · $21/mo
• Expected delta: +$79/yr (+$7/mo · 43.9%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,768
• − Mortgage interest: −$1,115
• − Property taxes: −$179
• − Insurance: −$100
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$579
• Taxable income: $15,473
• Est. tax owed @ 24.0%: −$3,713
• After-tax cash flow: $11,162/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

-33.4% since first listed

11 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-05-05 Listed $19,900 UNYREIS
• 2026-03-31 Listing Removed — UNYREIS
• 2025-12-15 Listed $29,900 UNYREIS
• 2022-09-20 Listing Removed — UNYREIS
• 2022-08-18 Price Changed $36,000 UNYREIS
• 2022-06-20 Listed $39,900 UNYREIS
• 2017-10-24 Sold (MLS) $20,900 UNYREIS
• 2017-08-28 Pending — UNYREIS
• 2017-07-18 Price Changed $23,900 UNYREIS
• 2017-05-03 Listed $29,900 UNYREIS

Property tax history

-6.0%/yr

Latest (2025): $179 · -49.2% YoY. Source: county tax records.