236 Saratoga Ave · Rochester, NY 14608

$79,900

36 bd · None ba · 6,075 sqft · MultiFamily public records · 12 Days on market

Built 1910 3,049 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

6 unit brick apartment building. With 4 one bdrm and 2 two bdrm apts. All separate utilities. 2 car detached garage available that can be leased separately. $43,020 in gross rents received with an NOI of $28,496. Can be combined with a second 6 unit on 136-140 Campbell St.

Key facts

• 3,049 sq ft lot
• 2 parking spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 6 × 6-bed/?-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $8k ($93k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $80k).
• Cap rate 123.2% 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 (+6.6%/yr); 51 active listings in the ZIP; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $10,654/mo this rent would consume 315% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 13.33% ✓
• Cap rate: 123.21%
• Cash-on-cash: 417.56%
• DSCR: 19.58
• GRM: 0.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 25.53×
• Total profit: $548,712
• Equity at exit: $39,075

10-year hold

• IRR: —
• Equity multiple: 60.21×
• Total profit: $1,324,653
• Equity at exit: $62,792

Cash invested: $22,372 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $10,654 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,237
• Net cashflow: $7,785

Break-even live

Break-even rent $800

Max offer price $79,900

Occupancy floor 22%

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

Units	Beds	Baths	Est. rent
▸ 6× units	6	—	$10,656
Total (6 units)			$10,654

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2025-08-26
   status Pending
2. 2025-08-14
   listed $79,900 Active
3. 2020-10-30
   historical
4. 2020-08-31
   listed $259,900 Active
5. 2019-09-24
   soldstatus $430,000
6. 2019-09-23
   soldstatus $215,000 Closed Sale or Rented 274-char remark

   Show marketing remark (274 chars)

   6 unit brick apartment building. With 4 one bdrm and 2 two bdrm apts. All separate utilities. 2 car detached garage available that can be leased separately. $43,020 in gross rents received with an NOI of $28,496. Can be combined with a second 6 unit on 136-140 Campbell St.

7. 2019-06-19
   listed $249,900 Active 274-char remark

   Show marketing remark (274 chars)

   6 unit brick apartment building. With 4 one bdrm and 2 two bdrm apts. All separate utilities. 2 car detached garage available that can be leased separately. $43,020 in gross rents received with an NOI of $28,496. Can be combined with a second 6 unit on 136-140 Campbell St.

8. 2017-08-02
   status Under Contract- Do Not Show
9. 2017-08-02
   historical
10. 2017-07-26
    price $180,000
11. 2017-07-19
    status Active
12. 2017-07-13
    status Under Contract- Do Not Show
13. 2017-06-23
    price $183,000
14. 2017-06-02
    price $189,000
15. 2017-05-15
    price $198,000
16. 2017-05-03
    price $545,000
17. 2017-04-04
    listed $690,840 Active
18. 2015-04-20
    soldstatus $85,000
19. 2006-03-02
    soldstatus $80,000
20. 2005-08-04
    soldstatus $57,852

ⓘ 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: $2,155 · $180/mo
• Projected year-2 tax: $2,155 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $127,848
• − Mortgage interest: −$4,476
• − Property taxes: −$2,155
• − Insurance: −$400
• − Repairs & maintenance: −$10,228
• − Management: −$10,228
• − Depreciation: −$2,324
• Taxable income: $98,038
• Est. tax owed @ 24.0%: −$23,529
• After-tax cash flow: $69,888/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+38.1% since first listed

20 events — show timeline

• 2025-08-26 Pending — UNYREIS
• 2025-08-14 Listed $79,900 UNYREIS
• 2020-10-30 Listing Removed — UNYREIS
• 2020-08-31 Listed $259,900 UNYREIS
• 2019-09-24 Sold (Public Records) $430,000 Public Records
• 2019-09-23 Sold (MLS) $215,000 UNYREIS
• 2019-06-19 Listed $249,900 UNYREIS
• 2017-08-02 Pending — UNYREIS
• 2017-08-02 Listing Removed — UNYREIS
• 2017-07-26 Price Changed $180,000 UNYREIS
• 2017-07-19 Relisted — UNYREIS
• 2017-07-13 Pending — UNYREIS
• 2017-06-23 Price Changed $183,000 UNYREIS
• 2017-06-02 Price Changed $189,000 UNYREIS
• 2017-05-15 Price Changed $198,000 UNYREIS
• 2017-05-03 Price Changed $545,000 UNYREIS
• 2017-04-04 Listed $690,840 UNYREIS
• 2015-04-20 Sold (Public Records) $85,000 Public Records
• 2006-03-02 Sold (Public Records) $80,000 Public Records
• 2005-08-04 Sold (Public Records) $57,852 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,155 · +0.0% YoY. Source: county tax records.