13-17 Mohawk St St · Rochester, NY 14621

$199,900

9 bd · 3.0 ba · 3,250 sqft · MultiFamily public records · 10 Days on market

Built 1950 7,840 sqft lot

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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
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Opportunity knocks at 13-17 Mohawk Street! This spacious three-unit property offers strong income potential for investors or owner-occupants alike. Featuring three residential units, ample living space, and off-street parking, this property presents an excellent value-add or long-term hold opportunity. Conveniently located with easy access to downtown Rochester, employment centers, public transportation, shopping, dining, and neighborhood amenities. Whether you're looking to expand your portfolio or live in one unit while generating rental income from the others, this property offers flexibility and upside potential. Property may be purchased individually or as part of a larger Rochester in

Key facts

• Three unit property
• Off street parking
• 7,840 sq ft lot

Tags

• THREE UNIT PROPERTY
• OFF STREET PARKING
• EASY ACCESS TO DOWNTOWN
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• Financial info: Three rental units, each currently showing $1,195 actual rent and month-to-month tenancy; Operating expense details: see remarks; Owner pays: other (see remarks); Rent includes: see remarks

Exterior

• Parking: Paved parking area
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story multi-family property; Resale condition
• Construction: Composite siding; Copper plumbing; Asphalt roof; Block foundation; Existing (previously built) structure; built prior to current listing
• Exterior features: Paved parking; Rectangular residential lot; City street frontage; Lot dimensions approximately 117 x 96

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Three 3-bedroom units (each unit listed as 3 bedrooms)
• Flooring: Carpet; Hardwood; Linoleum; Vinyl; Varied flooring
• Bathrooms: Each unit has one full bathroom (three full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Leaded glass windows; Ceiling fan(s); Other interior features (see remarks)
• Laundry & utility: Separate gas meters for each unit (3); Separate electric meters for each unit (3)

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $692/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Cap rate 18.8% 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: 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; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $4,210/mo this rent would consume 143% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

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 1950 — 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: 2.11% ✓
• Cap rate: 18.75%
• Cash-on-cash: 44.50%
• DSCR: 2.98
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 3.18×
• Total profit: $122,023
• Equity at exit: $29,806

10-year hold

• IRR: 54.7%
• Equity multiple: 7.75×
• Total profit: $377,658
• Equity at exit: $17,284

Cash invested: $55,972 (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: 11.9×

Monthly cashflow live

• Estimated rent: $4,210 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $2,075

Break-even live

Break-even rent $1,583

Max offer price $199,900

Occupancy floor 46%

Sensitivity live

Price	-10% $2,189	-5% $2,132	+0% $2,075	+5% $2,019	+10% $1,962
Rent	-10% $1,743	-5% $1,909	+0% $2,075	+5% $2,242	+10% $2,408
Rate	-1.0pp $2,176	-0.5pp $2,126	base $2,075	+0.5pp $2,024	+1.0pp $1,971

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$4,209
Total (3 units)			$4,210

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $199,900 Active 10 DOM
2. 2026-06-17
   days on market $199,900 Active 9 DOM
3. 2026-06-16
   days on market $199,900 Active 8 DOM
4. 2026-06-15
   days on market $199,900 Active 7 DOM
5. 2026-06-13
   days on market $199,900 Active 5 DOM
6. 2026-06-13
   days on market $199,900 Active 4 DOM
7. 2026-06-10
   days on market $199,900 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $199,900 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: $1,427 · $119/mo
• Projected year-2 tax: $2,403 · $200/mo
• Expected delta: +$976/yr (+$81/mo · 68.4%)

ⓘ 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: $50,520
• − Mortgage interest: −$11,198
• − Property taxes: −$1,427
• − Insurance: −$1,000
• − Repairs & maintenance: −$4,042
• − Management: −$4,042
• − Depreciation: −$5,815
• Taxable income: $22,998
• Est. tax owed @ 24.0%: −$5,519
• After-tax cash flow: $19,385/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

+139.4% since first listed

6 events — show timeline

• 2026-06-08 Listed $199,900 UNYREIS
• 2015-10-01 Sold (Public Records) $75,000 Public Records
• 2011-05-27 Sold (Public Records) $93,000 Public Records
• 2011-03-16 Sold (Public Records) $24,000 Public Records
• 2007-06-06 Sold (Public Records) $93,935 Public Records
• 2003-10-27 Sold (Public Records) $83,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,427 · -5.6% YoY. Source: county tax records.