206 Kirkland Rd · Rochester, NY 14611

$169,900

4 bd · 2.0 ba · 2,213 sqft · MultiFamily public records · 13 Days on market

Built 1880 4,356 sqft lot Est $150k · 13% 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 +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.7/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great 19th ward addition to add to your investment portfolio. This duplex gross's 18k yearly, has a new roof, vinyl siding, separate utilities, upgraded mechanicals, hardwood floors and freshly painted units. This is a corner lot with a big yard and plenty of off street parking.

Key facts

• Conveniently located
• Strong tenant appeal
• 4,356 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• FULLY OCCUPIED DUPLEX
• GENERATES RENTAL INCOME
• STRONG TENANT APPEAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Property is a 2-unit building with separate gas and electric meters (2 of each); Operating expenses: see remarks; Owner pays / Rent includes: see remarks

Exterior

• Parking: Paved parking
• Utilities: Public water (connected); Sewer connected; Circuit breaker electrical service
• Home design: 2-story property; Residential 2-unit zoning; Resale condition
• Construction: Wood siding; Copper plumbing; Asphalt roof; Block foundation; Existing (previously built)
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 45 x 100

Interior

• Flooring: Carpet; Hardwood; Linoleum; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced air heating
• Interior features: Leaded glass windows; Ceiling fan(s); Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $648/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 15.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,981/mo this rent would consume 114% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $86k; list at $170k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.67%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $150,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Warwick Ave	0.11mi	5/3.0 (+1)	2,293 (+4%)	7mo	$110,000	$48	74
286 Kenwood Ave	0.27mi	5/2.0 (+1)	2,202 (-0%)	10mo	$160,000	$73	73
131 York St	0.47mi	5/3.0 (+1)	2,246 (+2%)	0mo	$156,000	$69	66
22 Gardiner Ave	0.49mi	4/2.0	2,096 (-5%)	4mo	$100,000	$48	66
127-129 Thorndale Ter	0.25mi	5/2.0 (+1)	2,147 (-3%)	17mo	$161,000	$75	64
30 Woodbine Ave	0.18mi	3/2.0 (-1)	2,000 (-10%)	8mo	$140,000	$70	64
231 Kenwood Ave	0.19mi	4/2.0	2,439 (+10%)	14mo	$92,000	$38	62
3-5 Ravenwood Ave	0.60mi	4/2.0	2,152 (-3%)	8mo	$210,000	$98	60
21 Arnett Blvd	0.53mi	5/2.0 (+1)	2,322 (+5%)	5mo	$79,777	$34	58
40-42 Grover St	0.53mi	4/2.0	2,151 (-3%)	22mo	$92,000	$43	52
54 Turner St	0.64mi	4/2.0	2,472 (+12%)	6mo	$167,500	$68	46
367 Troup St	0.61mi	3/3.0 (-1)	2,000 (-10%)	17mo	$55,000	$28	32

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: 31.5%
• Equity multiple: 2.38×
• Total profit: $65,869
• Equity at exit: $25,852

10-year hold

• IRR: 40.3%
• Equity multiple: 5.41×
• Total profit: $209,843
• Equity at exit: $15,584

Cash invested: $47,572 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,981 high
• Mortgage (P&I): −$891
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $1,295

Break-even live

Break-even rent $1,342

Max offer price $169,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,391	-5% $1,343	+0% $1,295	+5% $1,247	+10% $1,199
Rent	-10% $1,060	-5% $1,177	+0% $1,295	+5% $1,413	+10% $1,531
Rate	-1.0pp $1,381	-0.5pp $1,338	base $1,295	+0.5pp $1,251	+1.0pp $1,206

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,982
Total (2 units)			$2,981

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.25mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	0.41mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.69mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.77mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.83mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.86mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.86mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	0.87mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	1.05mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	1.15mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	1.27mi

Listing history 10 events

1. 2026-06-21
   pricedays on market $169,900 Active 13 DOM
2. 2026-06-18
   days on market $149,900 Active 10 DOM
3. 2026-06-17
   days on market $149,900 Active 9 DOM
4. 2026-06-16
   days on market $149,900 Active 8 DOM
5. 2026-06-15
   days on market $149,900 Active 7 DOM
6. 2026-06-13
   days on market $149,900 Active 5 DOM
7. 2026-06-13
   days on market $149,900 Active 4 DOM
8. 2026-06-10
   days on market $149,900 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $149,900 Active 1 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: $1,177 · $98/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$847/yr (+$71/mo · 72.0%)

ⓘ 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 ≥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: $35,772
• − Mortgage interest: −$9,517
• − Property taxes: −$1,177
• − Insurance: −$850
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − Depreciation: −$4,943
• Taxable income: $13,562
• Est. tax owed @ 24.0%: −$3,255
• After-tax cash flow: $12,287/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

+233.1% since first listed

18 events — show timeline

• 2026-06-08 Listed $149,900 UNYREIS
• 2022-03-09 Price Changed $850 RENT.
• 2020-03-06 Sold (Public Records) $86,500 Public Records
• 2020-03-06 Sold (MLS) $86,500 UNYREIS
• 2019-12-21 Pending — UNYREIS
• 2019-12-02 Listed $84,900 UNYREIS
• 2016-09-27 Sold (Public Records) $40,000 Public Records
• 2016-09-27 Sold (MLS) $40,000 UNYREIS
• 2016-07-22 Pending — UNYREIS
• 2016-06-28 Listed $47,900 UNYREIS
• 2016-06-17 Listing Removed — UNYREIS
• 2016-02-16 Listed $47,900 UNYREIS
• 2015-07-17 Listed $49,900 UNYREIS
• 2015-06-25 Listing Removed — UNYREIS
• 2015-06-11 Listed $57,900 UNYREIS
• 2010-09-22 Sold (MLS) $19,000 UNYREIS
• 2010-07-14 Listed $17,500 UNYREIS
• 2007-05-22 Sold (Public Records) $45,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,177 · +1.8% YoY. Source: county tax records.