1393-1399 Culver Rd · Rochester, NY 14609

$500,000

8 bd · 4.0 ba · 6,192 sqft · MultiFamily · 16 Days on market

Built 1920 Good condition 8,391 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 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: 4 units. confirmed

Listing remarks

Excellent investment opportunity! 4 units that are all identical with 2 bedrooms in each unit! Great rental units! Nice neutral interior colors, hardwood floors, column accents, natural wood trim. Modern updated kitchens and updated bathrooms!. Full attic and basement. Additional income from Common coin laundry in basement - nets $100/month. 2 car detached garage rented at $600/year. Off street parking. All separate utilities. All units will be rented with one year leases. Unfinished attic space. All units 100amp service. Hot water tanks:'24,'25', 23', '21. Furnaces: '19, '21 and other 2 unknown. 1 car parking space for each unit. Additional parking in parking lot next to Johnny's bar. The

Key facts

• Separate utilities
• Off street parking
• Updated bathrooms

Tags

• HARDWOOD FLOORS
• MODERN UPDATED KITCHENS
• UPDATED BATHROOMS
• FULL ATTIC
• OFF STREET PARKING
• SEPARATE UTILITIES

Property features AI

Finance

• Other: Building contains 4 total units; Separate meters: 5 electric meters and 5 gas meters
• Financial info: Gross annual income: $63,792 (multi-unit); Operating expenses listed at $2,500 (includes insurance and snow removal); Owner pays snow removal and trash collection; tenants pay all utilities; Individual unit rents listed (examples): $1,254, $1,354

Exterior

• Parking: 2-car garage; Garage parking; two or more spaces; paved
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 3 stories; Existing construction
• Construction: Vinyl siding; Copper plumbing; Block foundation; Asphalt roof; Built (existing)
• Exterior features: Irregular lot; Near public transit; Residential lot; Road frontage on city street and main thoroughfare; Paved areas

Interior

• Kitchen: Oven/range; Refrigerator; Eat-in kitchen; Formal dining room (in unit descriptions)
• Bedrooms: Multiple 2-bedroom units (units listed as 2 bedrooms each)
• Flooring: Ceramic tile; Hardwood; Laminate; Tile; Varies
• Bathrooms: Full bathrooms: 4 (total in building); individual units with 1 full bath each
• Heating & cooling: Gas heating; Forced air; Zoned heating and cooling; Multiple heating units
• Interior features: Attic; Ceiling fans; Natural woodwork; Programmable thermostat; Thermal windows
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.3-bath units multifamily listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $492k (1.5% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $6,339/mo this rent would consume 118% of the median local household income ($65k/yr) (locally 2183% 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 $15k 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 + 7.9% rent growth), your $140k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $492,500 (1.5% below list)

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 1920 — 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: 1.27% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.36×
• Total profit: $50,676
• Equity at exit: $74,552

10-year hold

• IRR: 21.7%
• Equity multiple: 3.29×
• Total profit: $320,445
• Equity at exit: $43,231

Cash invested: $140,000 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $6,339 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,331
• Net cashflow: $1,552

Break-even live

Break-even rent $4,374

Max offer price $500,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,898	-5% $1,725	+0% $1,552	+5% $1,380	+10% $1,207
Rent	-10% $1,052	-5% $1,302	+0% $1,552	+5% $1,803	+10% $2,053
Rate	-1.0pp $1,804	-0.5pp $1,680	base $1,552	+0.5pp $1,423	+1.0pp $1,291

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.3	$6,340
Total (4 units)			$6,339

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $500,000 Active 16 DOM
2. 2026-06-18
   days on market $500,000 Active 13 DOM
3. 2026-06-17
   days on market $500,000 Active 12 DOM
4. 2026-06-16
   days on market $500,000 Active 11 DOM
5. 2026-06-15
   price $500,000 Active 10 DOM
6. 2026-06-15
   days on market $450,000 Active 10 DOM
7. 2026-06-13
   days on market $450,000 Active 8 DOM
8. 2026-06-13
   days on market $450,000 Active 7 DOM
9. 2026-06-10
   days on market $450,000 Active 5 DOM
10. 2026-06-09
    days on market $450,000 Active 4 DOM
11. 2026-06-09
    days on market $450,000 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $450,000 Active 2 DOM

ⓘ 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 2/10 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: $76,068
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$6,085
• − Management: −$6,085
• − Depreciation: −$14,545
• Taxable income: $11,344
• Est. tax owed @ 24.0%: −$2,723
• After-tax cash flow: $15,907/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 · 14 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with updated kitchens and bathrooms. It offers a good investment opportunity with a well-maintained exterior and landscaping.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and property value.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more tenants and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more tenants and buyers. ↑

ⓘ 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
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

1 event — show timeline

• 2026-06-05 Listed $450,000 UNYREIS