69 - 71 Rutter St · Rochester, NY 14606

$144,900

6 bd · 2.4 ba · 2,130 sqft · MultiFamily · 11 Days on market

Built 1910 Fair condition $68/sqft · 22% below area Est $185k · 22% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• 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: 2 units. confirmed

Listing remarks

Discover this fantastic addition to your real estate portfolio or owner-occupants seeking some additional funds from the rent of an occupied unit. This vinyl-sided multi-family side-by-side home features two 3-bedroom units. Both units have eat-in kitchens, formal dining rooms, and living rooms, separate utilities, a full basement, an unfinished attic, and a Two-car detached garage with a nicely sized yard. Negotiations begin Saturday, May 23, 2026, at 3:00 pm.

Key facts

• 2 garage spots
• Built 1910
• Listed 11 days

Property features AI

Finance

• Other: Two separate gas meters and two separate electric meters
• Financial info: Gross rental income: $36,000; Each unit currently rents for $1,500; Operating expenses: $1,500 (includes insurance, trash, water/sewer); Owner pays cable, trash collection and water

Exterior

• Parking: Attached garage (2 spaces); Paved parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2-story building; Residential 2-unit property; Existing construction
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation
• Exterior features: Enclosed porch and porch; Rectangular residential lot with city street frontage; Zoned for two-family residential

Interior

• Kitchen: Unit 1: Oven/Range and Refrigerator, eat-in kitchen, formal dining room; Unit 2: Eat-in kitchen, formal dining room
• Bedrooms: Two 3-bedroom units
• Flooring: Combination of carpet, hardwood and laminate
• Bathrooms: Two full bathrooms and one half bathroom in the building total; Unit 1: 1 full bathroom; Unit 2: 1 full bathroom and 1 half bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Storm windows with wood frames; Full basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $653/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Cap rate 17.1% 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 (+6.3%/yr); 124 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 $2,920/mo this rent would consume 63% of the median local household income ($56k/yr) (locally 986% 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 $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 + 6.3% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.02% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.61%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $185,049
• List price: $144,900
• Delta: -21.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Otis St	0.37mi	6/2.0	2,092 (-2%)	11mo	$125,000	$60	69
33 Warner St	0.14mi	5/2.0 (-1)	2,338 (+10%)	15mo	$92,000	$39	58
554 Campbell St	0.63mi	5/2.0 (-1)	2,256 (+6%)	1mo	$118,000	$52	54
557 Glide St	0.44mi	7/2.0 (+1)	1,950 (-8%)	7mo	$105,000	$54	53
49 Felix St	0.54mi	6/2.0	2,204 (+4%)	22mo	$91,000	$41	49
85 Cameron St	0.38mi	5/2.0 (-1)	2,276 (+7%)	20mo	$136,000	$60	47
641 Jay St	0.69mi	6/2.0	2,190 (+3%)	18mo	$164,000	$75	46
88-90 Otis St	0.37mi	6/2.0	2,358 (+11%)	22mo	$73,000	$31	45
12 Villa St	0.43mi	5/2.0 (-1)	2,362 (+11%)	12mo	$106,000	$45	45
9 Lasalle St	0.52mi	5/2.0 (-1)	1,871 (-12%)	6mo	$90,000	$48	44
808 Smith St	0.67mi	5/2.0 (-1)	2,320 (+9%)	7mo	$49,000	$21	41
1330 Jay St	0.67mi	7/2.0 (+1)	2,361 (+11%)	7mo	$110,000	$47	38

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.72×
• Total profit: $69,661
• Equity at exit: $21,605

10-year hold

• IRR: 46.5%
• Equity multiple: 6.22×
• Total profit: $211,592
• Equity at exit: $12,528

Cash invested: $40,572 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $1,305

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,406	-5% $1,355	+0% $1,305	+5% $1,255	+10% $1,205
Rent	-10% $1,075	-5% $1,190	+0% $1,305	+5% $1,421	+10% $1,536
Rate	-1.0pp $1,378	-0.5pp $1,342	base $1,305	+0.5pp $1,268	+1.0pp $1,230

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,920
Total (2 units)			$2,920

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.65mi

Listing history 1 events

1. 2026-05-15
   listed $144,900 Active 465-char remark

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,040
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − Depreciation: −$4,215
• Taxable income: $14,204
• Est. tax owed @ 24.0%: −$3,409
• After-tax cash flow: $12,256/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This multi-family home requires moderate repairs and maintenance to improve its condition and value. Painting and landscaping are key value-adds.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of repainting.
• Moderate Paint — Faded in some areas, needs touch-up or repainting.
• Minor Windows — No visible damage, but may need cleaning or sealing.

Value-add opportunities

• Both Painting and repainting exterior siding — Enhances curb appeal and value.
• Both Landscaping and yard maintenance — Improves curb appeal and rental value.
• Rental HVAC maintenance — Ensures comfort and reduces utility costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting.	Moderate	$3,000–15,000
Paint · Faded in some areas, needs touch-up or repainting.	Moderate	$3,000–15,000
Windows · No visible damage, but may need cleaning or sealing.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Painting and repainting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping and yard maintenance — Improves curb appeal and rental value. ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• Metro: Rochester, NY
• Population (ZIP): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

2 events — show timeline

• 2026-05-26 Pending — UNYREIS
• 2026-05-15 Listed $144,900 UNYREIS