51 Sherwood Ave · Rochester, NY 14619

$139,900

4 bd · 1.5 ba · 2,130 sqft · Townhouse · 72 Days on market

Built 1900 5,720 sqft lot $66/sqft · at area comps Est $146k · at est.

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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 +26.5/30.0
• ARV discount +9.4/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the desirable 19th Ward! This 2 unit upper/lower duplex offers spacious 2 bedroom, 1 bath layouts in both units, each featuring eat in kitchens and comfortable living rooms. Plus separate utilities! Both units are currently rented, for a monthly gross income of $1,875, with tenants on month to month leases. The property also has a current C of O, adding peace of mind. Don't miss out on this one!

Key facts

• Upper lower duplex
• Separate utilities
• Current c of o

Tags

• INVESTMENT OPPORTUNITY
• UPPER LOWER DUPLEX
• EAT IN KITCHENS
• SEPARATE UTILITIES
• CURRENT C OF O

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

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: 48 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $34k; list at $140k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $145,993
• List price: $139,900
• Delta: -4.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115-117 Thorndale Ter	0.14mi	4/2.0	2,094 (-2%)	4mo	$170,000	$81	86
40 Grover St	0.34mi	4/2.0	2,151 (+1%)	10mo	$140,000	$65	72
132-134 Salina St	0.25mi	4/2.0	1,940 (-9%)	5mo	$158,500	$82	68
68 Warwick Ave	0.29mi	4/2.0	2,036 (-4%)	13mo	$169,000	$83	66
35 Hobart St	0.27mi	4/2.0	1,980 (-7%)	9mo	$115,000	$58	66
315 Kenwood Ave	0.43mi	4/2.0	2,256 (+6%)	8mo	$91,000	$40	61
29 Darien St	0.38mi	4/2.0	1,992 (-6%)	10mo	$98,000	$49	61
53 Fillmore St	0.27mi	4/2.0	1,940 (-9%)	12mo	$135,000	$70	60
101 Superior St	0.46mi	5/2.0 (+1)	2,032 (-5%)	12mo	$85,000	$42	54
132 Wellington Ave	0.35mi	4/2.0	1,862 (-13%)	10mo	$150,000	$81	52
30 Churchlea Pl	0.71mi	4/2.0	2,291 (+8%)	3mo	$98,500	$43	50
105 Independence St	0.74mi	4/2.0	1,956 (-8%)	10mo	$125,000	$64	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $841
• Equity at exit: $20,860

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $31,077
• Equity at exit: $12,096

Cash invested: $39,172 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $369

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 73%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	0.19mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.27mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.70mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.70mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.91mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	2d	1	0.95mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.96mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	1.00mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	1.03mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.09mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	1.12mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	2d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $139,900 Active 72 DOM
2. 2026-06-17
   days on market $139,900 Active 71 DOM
3. 2026-06-16
   days on market $139,900 Active 70 DOM
4. 2026-06-15
   days on market $139,900 Active 69 DOM
5. 2026-06-13
   days on market $139,900 Active 67 DOM
6. 2026-06-13
   days on market $139,900 Active 66 DOM
7. 2026-06-10
   days on market $139,900 Active 64 DOM
8. 2026-06-09
   days on market $139,900 Active 63 DOM
9. 2026-06-09
   days on market $139,900 Active 62 DOM
10. 2026-06-07
    days on market $139,900 Active 61 DOM
11. 2026-06-05
    days on market $139,900 Active 58 DOM
12. 2026-06-03
    days on market $139,900 Active 57 DOM
13. 2026-06-03
    days on market $139,900 Active 56 DOM
14. 2026-06-01
    days on market $139,900 Active 55 DOM
15. 2026-05-31
    days on market $139,900 Active 54 DOM
16. 2026-04-07
    listed $139,900 Active 434-char remark

    Show marketing remark (434 chars)

    Great investment opportunity in the desirable 19th Ward! This 2 unit upper/lower duplex offers spacious 2 bedroom, 1 bath layouts in both units, each featuring eat in kitchens and comfortable living rooms. Plus separate utilities! Both units are currently rented, for a monthly gross income of $1,875, with tenants on month to month leases. The property also has a current C of O, adding peace of mind. Don't miss out on this one!

17. 2013-06-25
    soldstatus $34,000 200-char remark

    Show marketing remark (200 chars)

    Outstanding investment property - priced way below assessed value. 1 unit rented. New Roof (5 months), C of O. New kitchen & Bathroom Floors, carpet and more. Call Listing agent for appointment.

18. 2013-03-19
    listed $40,000 200-char remark

    Show marketing remark (200 chars)

    Outstanding investment property - priced way below assessed value. 1 unit rented. New Roof (5 months), C of O. New kitchen & Bathroom Floors, carpet and more. Call Listing agent for appointment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,287
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,070
• Taxable income: $2,337
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,864/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+249.8% since first listed

3 events — show timeline

• 2026-04-07 Listed $139,900 UNYREIS
• 2013-06-25 Sold (MLS) $34,000 UNYREIS
• 2013-03-19 Listed $40,000 UNYREIS