326 Barrington St · Rochester, NY 14607

$479,900

6 bd · 5.0 ba · 3,914 sqft · MultiFamily public records · 6 Days on market

Built 1900 7,841 sqft lot Est $485k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +8.0/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Remarkable investment opportunity in the coveted Park Ave neighborhood! Meticulously maintained 3-unit multi-family home that embodies historical charm & modern convenience. Great curb appeal w/ handsome cedar shake siding, beautifully landscaped yard & paver patios for gathering. Herringbone wood flooring in the entry, intricate moldings, stained glass picture window & gracefully turned handrails evoke a sense of nostalgia & craftsmanship. 1 BR 1 BA 1st floor unit boasts a spacious LR, a formal DR & a sunroom w/ marble floors & connected open porch. The 2nd floor unit offers 3 BR & 2 BA. Newly refinished hardwood floors & freshly painted walls add to its appeal. The 3rd floor unit offers 1 BR & 1 BA w/ an open floor plan. Tenants will love the on-site laundry & a large parking lot. Newer tear-off roof (~2013), high-efficiency combo boiler/hot water heater (2018) & newer plumbing (2014). Gross ann. inc. is $45,600. Avg RGE/unit is ~$100/month. This historic gem is an amazing opportunity for an investor or an owner-occupant seeking an exquisite place to call home! Delayed showings & negotiations. Showings begin Th 9/14 @11am. Offers due Mon 9/18 at 11am

Key facts

• Landscaped grounds
• Paver patios
• Historic charm

Tags

• MULTI-FAMILY HOME
• STRONG RENTAL POTENTIAL
• UNBEATABLE LOCATION
• LANDSCAPED GROUNDS
• PAVER PATIOS
• HISTORIC CHARM

Property features AI

Finance

• Financial info: Property has 3 total units (4 units in the community); Gross monthly income reported: $5,580; Owner pays gas, grounds care, heat, hot water, snow removal, trash collection, and water; Rent includes gardener, heat, hot water, snow removal, trash collection, and water; Operating expenses include electric, insurance, maintenance, professional management, snow removal, trash, utilities, and water/sewer

Exterior

• Parking: Paved parking available
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High speed internet available; Cable available
• Home design: 3-story building; Existing condition
• Construction: Shake siding; Wood siding; Block foundation; Asphalt roof; Copper and PEX plumbing
• Exterior features: Balcony; Covered porch; Patio

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen (in one unit); Dining area combined with living room (in one unit)
• Bedrooms: One unit with 3 bedrooms; Three separate 1-bedroom units
• Flooring: Hardwood; Marble; Tile; Vinyl; Varied flooring types throughout
• Bathrooms: Five full bathrooms total
• Heating & cooling: Gas heating; Hot water heat
• Interior features: Leaded glass windows; Ceiling fan(s); Entrance foyer; Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/5.0-bath units multifamily listed at $480k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $776/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $480k).
• Cap rate 12.1% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.6%/yr); 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $6,838/mo this rent would consume 137% of the median local household income ($60k/yr) (locally 2034% 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 $3k of loan paydown is wiped out by about $14k 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 $134k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $479,900

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 1900 — 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: 1.42% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.79%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $485,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Thayer St	0.31mi	6/3.0	3,726 (-5%)	3mo	$375,000	$101	67
179 Rosedale St	0.34mi	5/4.0 (-1)	4,054 (+4%)	16mo	$399,900	$99	56
195-197 Milburn St	0.32mi	6/2.0	3,666 (-6%)	8mo	$432,800	$118	56
20-22 Arnold Park	0.62mi	5/5.0 (-1)	3,868 (-1%)	12mo	$580,000	$150	54
15 Vick Park A	0.48mi	5/4.5 (-1)	4,028 (+3%)	15mo	$580,000	$144	54
10 Werner Park	0.45mi	6/3.0	3,520 (-10%)	1mo	$526,000	$149	53
187 Culver Rd	0.43mi	7/4.5 (+1)	3,624 (-7%)	10mo	$385,000	$106	53
110 Park Ave	0.68mi	5/— (-1)	3,644 (-7%)	3mo	$644,330	$177	49
214 Culver Rd	0.50mi	5/3.5 (-1)	4,240 (+8%)	5mo	$525,000	$124	48
209-211 Rutgers St	0.23mi	6/2.0	3,477 (-11%)	22mo	$485,000	$139	41
501-503 Oxford St	0.29mi	6/3.0	3,406 (-13%)	21mo	$380,000	$112	39
40-42 Rosedale St	0.50mi	7/3.0 (+1)	3,335 (-15%)	18mo	$350,000	$105	24

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: 14.9%
• Equity multiple: 1.61×
• Total profit: $81,673
• Equity at exit: $71,555

10-year hold

• IRR: 24.7%
• Equity multiple: 3.30×
• Total profit: $309,308
• Equity at exit: $41,493

Cash invested: $134,372 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 56
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $6,838 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$357 /mo · $4,283/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,436
• Net cashflow: $2,328

Break-even live

Break-even rent $3,891

Max offer price $479,900

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	5	$6,837
Total (3 units)			$6,838

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Alexander St Rochester, NY	5.0	2.0	5369	$3,000	$0.56	10d	1	1.10mi

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $479,900 Active
3. 2023-10-27
   soldstatus $453,000
4. 2023-10-25
   soldstatus $453,000 Closed Sale or Rented 1242-char remark

   Show marketing remark (1242 chars)

   Remarkable investment opportunity in the coveted Park Ave neighborhood! Meticulously maintained 3-unit multi-family home that embodies historical charm & modern convenience. Great curb appeal w/ handsome cedar shake siding, beautifully landscaped yard & paver patios for gathering. Herringbone wood flooring in the entry, intricate moldings, stained glass picture window & gracefully turned handrails evoke a sense of nostalgia & craftsmanship. 1 BR 1 BA 1st floor unit boasts a spacious LR, a formal DR & a sunroom w/ marble floors & connected open porch. The 2nd floor unit offers 3 BR & 2 BA. Newly refinished hardwood floors & freshly painted walls add to its appeal. The 3rd floor unit offers 1 BR & 1 BA w/ an open floor plan. Tenants will love the on-site laundry & a large parking lot. Newer tear-off roof (~2013), high-efficiency combo boiler/hot water heater (2018) & newer plumbing (2014). Gross ann. inc. is $45,600. Avg RGE/unit is ~$100/month. This historic gem is an amazing opportunity for an investor or an owner-occupant seeking an exquisite place to call home! Delayed showings & negotiations. Showings begin Th 9/14 @11am. Offers due Mon 9/18 at 11am

5. 2023-09-29
   status Pending Sale 1242-char remark

   Show marketing remark (1242 chars)

   Remarkable investment opportunity in the coveted Park Ave neighborhood! Meticulously maintained 3-unit multi-family home that embodies historical charm & modern convenience. Great curb appeal w/ handsome cedar shake siding, beautifully landscaped yard & paver patios for gathering. Herringbone wood flooring in the entry, intricate moldings, stained glass picture window & gracefully turned handrails evoke a sense of nostalgia & craftsmanship. 1 BR 1 BA 1st floor unit boasts a spacious LR, a formal DR & a sunroom w/ marble floors & connected open porch. The 2nd floor unit offers 3 BR & 2 BA. Newly refinished hardwood floors & freshly painted walls add to its appeal. The 3rd floor unit offers 1 BR & 1 BA w/ an open floor plan. Tenants will love the on-site laundry & a large parking lot. Newer tear-off roof (~2013), high-efficiency combo boiler/hot water heater (2018) & newer plumbing (2014). Gross ann. inc. is $45,600. Avg RGE/unit is ~$100/month. This historic gem is an amazing opportunity for an investor or an owner-occupant seeking an exquisite place to call home! Delayed showings & negotiations. Showings begin Th 9/14 @11am. Offers due Mon 9/18 at 11am

6. 2023-09-19
   status Under Contract- Do Not Show 1242-char remark

   Show marketing remark (1242 chars)

   Remarkable investment opportunity in the coveted Park Ave neighborhood! Meticulously maintained 3-unit multi-family home that embodies historical charm & modern convenience. Great curb appeal w/ handsome cedar shake siding, beautifully landscaped yard & paver patios for gathering. Herringbone wood flooring in the entry, intricate moldings, stained glass picture window & gracefully turned handrails evoke a sense of nostalgia & craftsmanship. 1 BR 1 BA 1st floor unit boasts a spacious LR, a formal DR & a sunroom w/ marble floors & connected open porch. The 2nd floor unit offers 3 BR & 2 BA. Newly refinished hardwood floors & freshly painted walls add to its appeal. The 3rd floor unit offers 1 BR & 1 BA w/ an open floor plan. Tenants will love the on-site laundry & a large parking lot. Newer tear-off roof (~2013), high-efficiency combo boiler/hot water heater (2018) & newer plumbing (2014). Gross ann. inc. is $45,600. Avg RGE/unit is ~$100/month. This historic gem is an amazing opportunity for an investor or an owner-occupant seeking an exquisite place to call home! Delayed showings & negotiations. Showings begin Th 9/14 @11am. Offers due Mon 9/18 at 11am

7. 2023-09-13
   listed $399,900 Active 1242-char remark

   Show marketing remark (1242 chars)

   Remarkable investment opportunity in the coveted Park Ave neighborhood! Meticulously maintained 3-unit multi-family home that embodies historical charm & modern convenience. Great curb appeal w/ handsome cedar shake siding, beautifully landscaped yard & paver patios for gathering. Herringbone wood flooring in the entry, intricate moldings, stained glass picture window & gracefully turned handrails evoke a sense of nostalgia & craftsmanship. 1 BR 1 BA 1st floor unit boasts a spacious LR, a formal DR & a sunroom w/ marble floors & connected open porch. The 2nd floor unit offers 3 BR & 2 BA. Newly refinished hardwood floors & freshly painted walls add to its appeal. The 3rd floor unit offers 1 BR & 1 BA w/ an open floor plan. Tenants will love the on-site laundry & a large parking lot. Newer tear-off roof (~2013), high-efficiency combo boiler/hot water heater (2018) & newer plumbing (2014). Gross ann. inc. is $45,600. Avg RGE/unit is ~$100/month. This historic gem is an amazing opportunity for an investor or an owner-occupant seeking an exquisite place to call home! Delayed showings & negotiations. Showings begin Th 9/14 @11am. Offers due Mon 9/18 at 11am

8. 2011-09-01
   soldstatus $300,000 359-char remark

   Show marketing remark (359 chars)

   Not to be missed if you're looking for very inexpensive living in awesome surroundings. 3 unit w/ sep. studio, magnificsnt paver patio for entertaining. Ext. recently painted, parking for 6 cars, 2nd. flr. apt. has rear open porch. Beautiful stained glassd, hardwoods, natural woodwork, window seat, so much to see!!Come take a look you won't be disappointed.

9. 2011-08-29
   soldstatus $300,000
10. 2011-06-18
    listed $319,900 359-char remark

    Show marketing remark (359 chars)

    Not to be missed if you're looking for very inexpensive living in awesome surroundings. 3 unit w/ sep. studio, magnificsnt paver patio for entertaining. Ext. recently painted, parking for 6 cars, 2nd. flr. apt. has rear open porch. Beautiful stained glassd, hardwoods, natural woodwork, window seat, so much to see!!Come take a look you won't be disappointed.

11. 2004-09-01
    soldstatus $575
12. 2004-06-23
    listed $575
13. 1995-08-03
    soldstatus $146,500

ⓘ 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: $4,283 · $357/mo
• Projected year-2 tax: $6,197 · $516/mo
• Expected delta: +$1,913/yr (+$159/mo · 44.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $82,056
• − Mortgage interest: −$26,882
• − Property taxes: −$4,283
• − Insurance: −$2,400
• − Repairs & maintenance: −$6,564
• − Management: −$6,564
• − Depreciation: −$13,961
• Taxable income: $21,401
• Est. tax owed @ 24.0%: −$5,136
• After-tax cash flow: $22,805/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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: 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%

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

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

+227.6% since first listed

13 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-21 Listed $479,900 UNYREIS
• 2023-10-27 Sold (Public Records) $453,000 Public Records
• 2023-10-25 Sold (MLS) $453,000 UNYREIS
• 2023-09-29 Pending — UNYREIS
• 2023-09-19 Pending — UNYREIS
• 2023-09-13 Listed $399,900 UNYREIS
• 2011-09-01 Sold (MLS) $300,000 UNYREIS
• 2011-08-29 Sold (Public Records) $300,000 Public Records
• 2011-06-18 Listed $319,900 UNYREIS
• 2004-09-01 Sold (MLS) $575 UNYREIS
• 2004-06-23 Listed $575 UNYREIS
• 1995-08-03 Sold (Public Records) $146,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $4,283 · +0.0% YoY. Source: county tax records.