61 Lime St · Rochester, NY 14606

$148,000

4 bd · 2.0 ba · 1,950 sqft · MultiFamily public records · 4 Days on market

Built 1900 2,395 sqft lot Est $105k · 41% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• 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 MLS

A great investment opportunity to own a a large cash flowing property with a great return. Offered at $34,900 this money maker is fully rented. This duplex offers a 3 bedroom and 1 bedroom apartments. Gross rent totals $13,800. Opportunity knocks and you should call today for a private showing.

Key facts

• New kitchens
• Brand-new roof
• Modern bathrooms

Tags

• RENOVATED TWO-FAMILY HOME
• UPDATED FROM TOP TO BOTTOM
• NEW KITCHENS
• MODERN BATHROOMS
• LUXURY VINYL PLANK FLOORING
• BRAND-NEW ROOF

Property features AI

Finance

• Financial info: Operating expenses: see remarks; Owner pays: other (see remarks); Rent details: see remarks

Exterior

• Parking: No driveway; on-street parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-family residence; Residential 2-unit zoning; Resale property
• Construction: Aluminum and vinyl siding; Architectural shingle roof; Built (existing structure)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen (in both units); Formal dining room (in one unit)
• Bedrooms: One 1‑bedroom unit; One 2‑bedroom unit
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: In-unit laundry (both units); Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $148k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $714/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $148k).
• Cap rate 17.9% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,103/mo this rent would consume 67% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $1; list at $148k implies a 14799900% 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 $148,000

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 1900 — 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: 2.10% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.37%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $105,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Lime St	0.12mi	4/2.0	1,978 (+1%)	10mo	$125,000	$63	84
9 Lasalle St	0.15mi	5/2.0 (+1)	1,871 (-4%)	6mo	$90,000	$48	76
515 Lyell Ave	0.39mi	4/2.0	2,094 (+7%)	5mo	$33,000	$16	66
17 Masseth St	0.16mi	5/2.0 (+1)	1,760 (-10%)	10mo	$130,000	$74	62
723 Plymouth Ave N	0.53mi	4/2.0	1,906 (-2%)	20mo	$110,000	$58	54
10 Rogers Ave	0.58mi	4/2.0	2,050 (+5%)	21mo	$110,000	$54	46
2 Costar St	0.64mi	4/2.0	2,122 (+9%)	12mo	$125,000	$59	45
125 Bloss St	0.60mi	4/2.0	1,808 (-7%)	19mo	$64,500	$36	45
137 Cameron St	0.45mi	4/2.0	1,732 (-11%)	20mo	$70,000	$40	44
14 Bauer St	0.71mi	4/2.0	2,032 (+4%)	24mo	$50,000	$25	40
7 Terry St	0.64mi	5/2.0 (+1)	1,828 (-6%)	23mo	$165,000	$90	35
85 Fulton Ave	0.72mi	5/2.0 (+1)	1,708 (-12%)	15mo	$57,000	$33	29

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: 41.6%
• Equity multiple: 2.87×
• Total profit: $77,628
• Equity at exit: $22,067

10-year hold

• IRR: 49.3%
• Equity multiple: 6.58×
• Total profit: $231,379
• Equity at exit: $12,796

Cash invested: $41,440 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,103 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,429

Break-even live

Break-even rent $1,295

Max offer price $148,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,531	-5% $1,480	+0% $1,429	+5% $1,377	+10% $1,326
Rent	-10% $1,183	-5% $1,306	+0% $1,429	+5% $1,551	+10% $1,674
Rate	-1.0pp $1,503	-0.5pp $1,466	base $1,429	+0.5pp $1,390	+1.0pp $1,351

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,104
Total (2 units)			$3,103

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	0.21mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.50mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	0.73mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	1.01mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	45d	1	1.04mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.04mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	1.05mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	1.25mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	1.27mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.27mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.28mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	45d	1	1.33mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.48mi

Listing history 3 events

1. 2026-06-21
   days on market $148,000 Active 4 DOM
2. 2026-06-17
   remarks 687-char remark
3. 2026-06-17
   listed $148,000 Active 1 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 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: $37,236
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$4,305
• Taxable income: $15,722
• Est. tax owed @ 24.0%: −$3,773
• After-tax cash flow: $13,370/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): 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

+448.1% since first listed

13 events — show timeline

• 2026-06-17 Listed $148,000 UNYREIS
• 2023-02-15 Sold (Public Records) $1 Public Records
• 2016-12-12 Sold (Public Records) $23,500 Public Records
• 2016-12-11 Sold (MLS) $23,500 UNYREIS
• 2016-10-27 Pending — UNYREIS
• 2016-09-04 Price Changed $29,900 UNYREIS
• 2016-07-21 Listed $34,900 UNYREIS
• 2013-06-13 Sold (Public Records) $28,000 Public Records
• 2013-06-13 Sold (Public Records) $28,000 Public Records
• 2013-02-07 Sold (MLS) $35,000 UNYREIS
• 2013-01-13 Listed $37,900 UNYREIS
• 2008-05-09 Sold (Public Records) $35,000 Public Records
• 2003-05-12 Sold (Public Records) $27,000 Public Records

Property tax history

-16.9%/yr

Latest (2025): $65 · -14.2% YoY. Source: county tax records.