435 Bernard St · Rochester, NY 14621

$119,900

4 bd · 2.0 ba · 2,086 sqft · Townhouse public records · 22 Days on market

Built 1905 5,597 sqft lot Est $86k · 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS! Here's your chance to own this cash flowing duplex in the 14621 Neighborhood. The upstairs unit features 2 Bedrooms, 1 Bathroom rented for $875/month, Downstairs unit features 3 Bedrooms, 1 Bathroom rented for $900/month (Both on M2M leases) bringing in a GOI: $21,300. The property features maintenance free vinyl siding, vinyl windows, updated hot water tanks, a grand front porch, huge driveway with tons of off-street parking along with a partially fenced in backyard. This can be a great addition to any investors long term portfolio. Transferable C of O supplied expires 4/1/2029

Key facts

• Cash flowing duplex
• New furnace
• New vanity

Tags

• CASH FLOWING DUPLEX
• FRESH PAINT
• NEW KITCHEN SINK
• NEW COUNTER TOP
• NEW FURNACE
• NEW VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 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: School 45-Mary Mcleod Bethune (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 519 students, 95% 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 (+8.9%/yr); 116 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $1,931/mo this rent would consume 65% 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 $829 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 + 8.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 1.61% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $85,526
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Bernard St	0.00mi	5/2.0 (+1)	2,086 (0%)	1mo	$112,000	$54	94
74 Dayton St	0.49mi	4/2.0	2,016 (-3%)	1mo	$131,000	$65	71
47 Trust St	0.24mi	4/2.0	1,824 (-13%)	4mo	$59,900	$33	65
1226 Clifford Ave	0.23mi	5/2.0 (+1)	2,213 (+6%)	15mo	$75,000	$34	62
59 Dayton St	0.48mi	4/2.0	1,976 (-5%)	12mo	$89,600	$45	59
56 Concord St	0.51mi	4/2.0	2,161 (+4%)	18mo	$75,000	$35	55
839-841 Norton St	0.73mi	4/2.0	2,090 (+0%)	15mo	$55,000	$26	53
94 Warsaw St	0.52mi	5/2.0 (+1)	2,150 (+3%)	24mo	$95,000	$44	46
104 Weeger St	0.45mi	4/3.0	1,920 (-8%)	22mo	$124,000	$65	44
247 6th St	0.69mi	4/2.0	2,010 (-4%)	24mo	$75,000	$37	42
789 Joseph Ave	0.74mi	5/2.0 (+1)	1,784 (-14%)	12mo	$73,000	$41	26

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: 26.1%
• Equity multiple: 2.15×
• Total profit: $38,628
• Equity at exit: $17,877

10-year hold

• IRR: 36.6%
• Equity multiple: 5.22×
• Total profit: $141,686
• Equity at exit: $10,367

Cash invested: $33,572 (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: 116
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$629
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $751

Break-even live

Break-even rent $980

Max offer price $119,900

Occupancy floor 56%

Sensitivity live

Price	-10% $819	-5% $785	+0% $751	+5% $717	+10% $684
Rent	-10% $599	-5% $675	+0% $751	+5% $828	+10% $904
Rate	-1.0pp $812	-0.5pp $782	base $751	+0.5pp $720	+1.0pp $689

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	0.53mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	12d	1	0.92mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	16d	1	0.95mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	4d	1	1.03mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	4d	1	1.03mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	1.20mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.20mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	4d	1	1.28mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.30mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.45mi

Listing history 14 events

1. 2026-04-15
   status Pending
2. 2026-03-24
   listed $119,900 Active
3. 2025-01-13
   soldstatus $105,000 Closed 608-char remark

   Show marketing remark (608 chars)

   CALLING ALL INVESTORS! Here's your chance to own this cash flowing duplex in the 14621 Neighborhood. The upstairs unit features 2 Bedrooms, 1 Bathroom rented for $875/month, Downstairs unit features 3 Bedrooms, 1 Bathroom rented for $900/month (Both on M2M leases) bringing in a GOI: $21,300. The property features maintenance free vinyl siding, vinyl windows, updated hot water tanks, a grand front porch, huge driveway with tons of off-street parking along with a partially fenced in backyard. This can be a great addition to any investors long term portfolio. Transferable C of O supplied expires 4/1/2029

4. 2025-01-13
   soldstatus $105,000

   Show marketing remark (608 chars)

   CALLING ALL INVESTORS! Here's your chance to own this cash flowing duplex in the 14621 Neighborhood. The upstairs unit features 2 Bedrooms, 1 Bathroom rented for $875/month, Downstairs unit features 3 Bedrooms, 1 Bathroom rented for $900/month (Both on M2M leases) bringing in a GOI: $21,300. The property features maintenance free vinyl siding, vinyl windows, updated hot water tanks, a grand front porch, huge driveway with tons of off-street parking along with a partially fenced in backyard. This can be a great addition to any investors long term portfolio. Transferable C of O supplied expires 4/1/2029

5. 2024-11-16
   historical 608-char remark

   Show marketing remark (608 chars)

   CALLING ALL INVESTORS! Here's your chance to own this cash flowing duplex in the 14621 Neighborhood. The upstairs unit features 2 Bedrooms, 1 Bathroom rented for $875/month, Downstairs unit features 3 Bedrooms, 1 Bathroom rented for $900/month (Both on M2M leases) bringing in a GOI: $21,300. The property features maintenance free vinyl siding, vinyl windows, updated hot water tanks, a grand front porch, huge driveway with tons of off-street parking along with a partially fenced in backyard. This can be a great addition to any investors long term portfolio. Transferable C of O supplied expires 4/1/2029

6. 2024-11-05
   status Active 608-char remark

   Show marketing remark (608 chars)

   CALLING ALL INVESTORS! Here's your chance to own this cash flowing duplex in the 14621 Neighborhood. The upstairs unit features 2 Bedrooms, 1 Bathroom rented for $875/month, Downstairs unit features 3 Bedrooms, 1 Bathroom rented for $900/month (Both on M2M leases) bringing in a GOI: $21,300. The property features maintenance free vinyl siding, vinyl windows, updated hot water tanks, a grand front porch, huge driveway with tons of off-street parking along with a partially fenced in backyard. This can be a great addition to any investors long term portfolio. Transferable C of O supplied expires 4/1/2029

7. 2024-10-26
   status Pending 608-char remark

   Show marketing remark (608 chars)

   CALLING ALL INVESTORS! Here's your chance to own this cash flowing duplex in the 14621 Neighborhood. The upstairs unit features 2 Bedrooms, 1 Bathroom rented for $875/month, Downstairs unit features 3 Bedrooms, 1 Bathroom rented for $900/month (Both on M2M leases) bringing in a GOI: $21,300. The property features maintenance free vinyl siding, vinyl windows, updated hot water tanks, a grand front porch, huge driveway with tons of off-street parking along with a partially fenced in backyard. This can be a great addition to any investors long term portfolio. Transferable C of O supplied expires 4/1/2029

8. 2024-10-16
   listed $99,900 Active 608-char remark

   Show marketing remark (608 chars)

   CALLING ALL INVESTORS! Here's your chance to own this cash flowing duplex in the 14621 Neighborhood. The upstairs unit features 2 Bedrooms, 1 Bathroom rented for $875/month, Downstairs unit features 3 Bedrooms, 1 Bathroom rented for $900/month (Both on M2M leases) bringing in a GOI: $21,300. The property features maintenance free vinyl siding, vinyl windows, updated hot water tanks, a grand front porch, huge driveway with tons of off-street parking along with a partially fenced in backyard. This can be a great addition to any investors long term portfolio. Transferable C of O supplied expires 4/1/2029

9. 2024-10-15
   historical
10. 2024-09-25
    listed $109,900 Active
11. 2015-01-05
    soldstatus $56,500
12. 2014-12-02
    soldstatus $34,500
13. 2014-12-02
    soldstatus $34,500
14. 2014-07-10
    listed $34,500

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,585 · $132/mo
• Expected delta: +$442/yr (+$37/mo · 38.6%)

ⓘ 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 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: $23,170
• − Mortgage interest: −$6,716
• − Property taxes: −$1,143
• − Insurance: −$600
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$3,488
• Taxable income: $7,516
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $7,213/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

+247.5% since first listed

14 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-03-24 Listed $119,900 UNYREIS
• 2025-01-13 Sold (Public Records) $105,000 Public Records
• 2025-01-13 Sold (MLS) $105,000 UNYREIS
• 2024-11-16 Listing Removed — UNYREIS
• 2024-11-05 Relisted — UNYREIS
• 2024-10-26 Pending — UNYREIS
• 2024-10-16 Listed $99,900 UNYREIS
• 2024-10-15 Listing Removed — UNYREIS
• 2024-09-25 Listed $109,900 UNYREIS
• 2015-01-05 Sold (Public Records) $56,500 Public Records
• 2014-12-02 Sold (Public Records) $34,500 Public Records
• 2014-12-02 Sold (MLS) $34,500 UNYREIS
• 2014-07-10 Listed $34,500 UNYREIS

Property tax history

+1.6%/yr

Latest (2025): $1,143 · +0.0% YoY. Source: county tax records.