65-67 Oxford St · Rochester, NY 14607

$349,900

4 bd · 2.0 ba · 2,929 sqft · MultiFamily public records · 5 Days on market

Built 1900 2,825 sqft lot $119/sqft · 50% below area Est $700k · 50% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 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: 2 units. confirmed

Listing remarks

Timeless character meets modern versatility in this beautifully maintained Colonial-style multi-family home, ideally positioned in one of the city’s most vibrant and walkable locations. Blending early-century charm with thoughtful updates, this property offers an exceptional opportunity for both owner-occupants and investors alike. The first-floor unit showcases a spacious three-bedroom, one-bath layout designed for comfortable living and effortless entertaining. A welcoming living room flows into a fully renovated, eat-in chef’s kitchen featuring quartz countertops, a premium Kucht gas range, stainless steel refrigerator, and custom banquet seating. Residents enjoy access to a

Key facts

• Finished third floor
• Dedicated laundry
• 2,825 sq ft lot

Tags

• FULLY RENOVATED KITCHEN
• SHARED WRAPAROUND PORCH
• LOW MAINTENANCE REAR PATIO
• FINISHED THIRD FLOOR
• DEDICATED LAUNDRY

Property features AI

Finance

• Financial info: Tenant pays all utilities; Operating expense details: see remarks

Exterior

• Parking: Paved parking
• Utilities: Cable available; Electricity connected with circuit breakers; Public water connected; Sewer connected
• Home design: Two-story building; Existing/Resale property; Residential 2-unit zoning
• Construction: Built with composite siding; Blown-in insulation; Copper and PEX plumbing; Asphalt architectural shingle roof; Stone foundation
• Exterior features: Fence (partial); Covered patio/porch; Patio; Porch; Located in a historic district; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater (appliance); Energy-efficient appliances and lighting
• Bedrooms: Two-unit property (unit-level bedroom counts not provided)
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varies by area
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Attic; Natural woodwork; Programmable thermostat
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive. Per door: $410/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).

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 (+4.6%/yr); 55 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,961/mo this rent would consume 80% of the median local household income ($60k/yr) (locally 2034% 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 $2k of loan paydown is wiped out by about $10k 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 + 4.6% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $349,900

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 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: 1.13% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $699,517
• List price: $349,900
• Delta: -49.98%
• 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
31 Rundel Park	0.10mi	4/2.0	3,266 (+12%)	12mo	$350,000	$107	66
8 Rowley St	0.45mi	4/—	3,199 (+9%)	4mo	$300,000	$94	61
115 Rutgers St St	0.48mi	4/3.0	3,201 (+9%)	0mo	$440,000	$137	58
48 Vick Park B	0.31mi	4/2.0	2,632 (-10%)	14mo	$385,000	$146	57
15 Edgerton St	0.44mi	4/3.0	2,761 (-6%)	13mo	$525,000	$190	56
10 Brighton St	0.51mi	3/2.0 (-1)	2,832 (-3%)	22mo	$249,000	$88	47
33 Birch Cres	0.40mi	5/2.0 (+1)	2,518 (-14%)	7mo	$305,000	$121	47
57 Grand Ave	0.75mi	4/2.0	2,846 (-3%)	19mo	$75,000	$26	44
18 Rowley St	0.48mi	4/3.0	2,730 (-7%)	24mo	$370,000	$136	42
164 Brunswick St	0.74mi	4/4.0	3,015 (+3%)	14mo	$480,000	$159	41
275 S Goodman St	0.53mi	5/3.0 (+1)	2,621 (-10%)	11mo	$375,000	$143	39
31 Park Ave	0.55mi	5/4.5 (+1)	2,828 (-3%)	20mo	$460,000	$163	37

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $2,009
• Equity at exit: $52,171

10-year hold

• IRR: 11.7%
• Equity multiple: 1.98×
• Total profit: $96,449
• Equity at exit: $30,253

Cash invested: $97,972 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,961 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$328 /mo · $3,940/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $820

Break-even live

Break-even rent $2,923

Max offer price $349,900

Occupancy floor 74%

Sensitivity live

Price	-10% $1,018	-5% $919	+0% $820	+5% $721	+10% $622
Rent	-10% $507	-5% $664	+0% $820	+5% $977	+10% $1,133
Rate	-1.0pp $996	-0.5pp $909	base $820	+0.5pp $729	+1.0pp $637

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,960
Total (2 units)			$3,961

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	0.26mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	0.73mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	45d	1	0.79mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	15d	1	0.94mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	45d	1	0.99mi
145 Macbeth St Rochester, NY	3.0	1.0	3484	$2,200	$0.63	4d	1	1.31mi

Listing history 5 events

1. 2026-05-05
   status Pending 1870-char remark
2. 2026-04-30
   listed $349,900 Active 1870-char remark
3. 2020-09-17
   soldstatus $315,000
4. 2019-01-11
   soldstatus $262,500
5. 2004-02-02
   soldstatus $162,000

ⓘ 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: $3,940 · $328/mo
• Projected year-2 tax: $4,927 · $411/mo
• Expected delta: +$987/yr (+$82/mo · 25.0%)

ⓘ 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: $47,532
• − Mortgage interest: −$19,600
• − Property taxes: −$3,940
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,803
• − Management: −$3,803
• − Depreciation: −$10,179
• Taxable income: $4,459
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $8,772/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+116.0% since first listed

5 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-30 Listed $349,900 UNYREIS
• 2020-09-17 Sold (Public Records) $315,000 Public Records
• 2019-01-11 Sold (Public Records) $262,500 Public Records
• 2004-02-02 Sold (Public Records) $162,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,940 · +2.5% YoY. Source: county tax records.