131 Wellington Ave · Rochester, NY 14611

$239,900

4 bd · 3.0 ba · 2,568 sqft · MultiFamily public records · 65 Days on market

Built 1900 6,770 sqft lot $93/sqft · 5% above area Est $228k · 5% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.2/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 131 Wellington Ave, a beautifully maintained three-unit property located in the 19th Ward! This home offers a perfect blend of classic charm and modern updates, making it an excellent opportunity for both owner-occupants and investors alike. Lower unit features 2 bedrooms, tenant pays for utilities. Long term tenant and wishes to stay. Two upper units are 1 bedroom each and utilities are included. One long term tenant and both tenants wish to remain in unit. Additional highlights include a full attic and basement for storage and updated mechanicals (water tanks 2021, 3 furnaces 2021), and new windows in upper apartments. Please register with showing time. Provide 48 hours notice to ensure we provide tenant enough notice. Please schedule any visits during the weekdays only.

Key facts

• 6,770 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 (+6.4%/yr); 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,904/mo this rent would consume 149% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 (-2.9% appreciation + 6.4% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $155k; list at $240k implies a 55% 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 $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 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: 1.63% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $228,148
• List price: $239,900
• Delta: 5.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Kenwood Ave	0.13mi	4/2.0	2,439 (-5%)	14mo	$92,000	$38	70
149 Warwick Ave	0.09mi	5/3.0 (+1)	2,293 (-11%)	7mo	$110,000	$48	67
122-124 Shelter St #2	0.64mi	5/2.0 (+1)	2,640 (+3%)	2mo	$85,000	$32	55
456-458 Chili Ave	0.40mi	5/3.0 (+1)	2,844 (+11%)	5mo	$135,000	$47	54
54 Turner St	0.67mi	4/2.0	2,472 (-4%)	6mo	$167,500	$68	54
131 York St	0.49mi	5/3.0 (+1)	2,246 (-12%)	0mo	$156,000	$69	51
286 Kenwood Ave	0.21mi	5/2.0 (+1)	2,202 (-14%)	10mo	$160,000	$73	49
21 Arnett Blvd	0.46mi	5/2.0 (+1)	2,322 (-10%)	5mo	$79,777	$34	49
165 Thurston Rd	0.60mi	4/4.0	2,836 (+10%)	21mo	$265,000	$93	33
694-696 Genesee St	0.72mi	4/2.0	2,848 (+11%)	21mo	$135,000	$47	27
290 Frost Ave	0.73mi	5/2.0 (+1)	2,764 (+8%)	22mo	$85,000	$31	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.14×
• Total profit: $76,683
• Equity at exit: $36,504

10-year hold

• IRR: 35.8%
• Equity multiple: 4.84×
• Total profit: $257,721
• Equity at exit: $22,005

Cash invested: $67,172 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,904 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $1,589

Break-even live

Break-even rent $1,892

Max offer price $239,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,725	-5% $1,657	+0% $1,589	+5% $1,521	+10% $1,454
Rent	-10% $1,281	-5% $1,435	+0% $1,589	+5% $1,744	+10% $1,898
Rate	-1.0pp $1,710	-0.5pp $1,650	base $1,589	+0.5pp $1,527	+1.0pp $1,464

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,366
▸ 2× units	1	1	$2,538
Total (3 units)			$3,904

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.93mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.98mi

Listing history 29 events

1. 2026-06-21
   days on market $239,900 Active 65 DOM
2. 2026-06-18
   days on market $239,900 Active 62 DOM
3. 2026-06-17
   days on market $239,900 Active 61 DOM
4. 2026-06-16
   days on market $239,900 Active 60 DOM
5. 2026-06-15
   days on market $239,900 Active 59 DOM
6. 2026-06-13
   days on market $239,900 Active 57 DOM
7. 2026-06-13
   days on market $239,900 Active 56 DOM
8. 2026-06-10
   days on market $239,900 Active 54 DOM
9. 2026-06-09
   days on market $239,900 Active 53 DOM
10. 2026-06-09
    days on market $239,900 Active 52 DOM
11. 2026-06-07
    days on market $239,900 Active 51 DOM
12. 2026-06-05
    days on market $239,900 Active 48 DOM
13. 2026-06-03
    days on market $239,900 Active 47 DOM
14. 2026-06-03
    days on market $239,900 Active 46 DOM
15. 2026-06-01
    days on market $239,900 Active 45 DOM
16. 2026-05-31
    days on market $239,900 Active 44 DOM
17. 2026-05-11
    price $239,900 794-char remark

    Show marketing remark (794 chars)

    Welcome to 131 Wellington Ave, a beautifully maintained three-unit property located in the 19th Ward! This home offers a perfect blend of classic charm and modern updates, making it an excellent opportunity for both owner-occupants and investors alike. Lower unit features 2 bedrooms, tenant pays for utilities. Long term tenant and wishes to stay. Two upper units are 1 bedroom each and utilities are included. One long term tenant and both tenants wish to remain in unit. Additional highlights include a full attic and basement for storage and updated mechanicals (water tanks 2021, 3 furnaces 2021), and new windows in upper apartments. Please register with showing time. Provide 48 hours notice to ensure we provide tenant enough notice. Please schedule any visits during the weekdays only.

18. 2026-04-17
    listed $249,900 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to 131 Wellington Ave, a beautifully maintained three-unit property located in the 19th Ward! This home offers a perfect blend of classic charm and modern updates, making it an excellent opportunity for both owner-occupants and investors alike. Lower unit features 2 bedrooms, tenant pays for utilities. Long term tenant and wishes to stay. Two upper units are 1 bedroom each and utilities are included. One long term tenant and both tenants wish to remain in unit. Additional highlights include a full attic and basement for storage and updated mechanicals (water tanks 2021, 3 furnaces 2021), and new windows in upper apartments. Please register with showing time. Provide 48 hours notice to ensure we provide tenant enough notice. Please schedule any visits during the weekdays only.

19. 2022-02-23
    soldstatus $155,000
20. 2022-02-18
    soldstatus $155,000 Closed Sale or Rented 460-char remark

    Show marketing remark (460 chars)

    Attention: Come one, come all, Investors! Brand new transferable 3 year C of O. Fully updated, vacant, tenant ready multi family with tons of opportunity. Mostly furnished, with the exception of a few appliances. Gumwood trim, stained glass, original wood work. New mechanics, new hot water tanks with a transferable warranty. Tons of storage in attic and basement. new garage roof with warranty as well. . Room for owner occupier. with lots of opportunity!!!

21. 2021-12-30
    status Pending Sale 460-char remark

    Show marketing remark (460 chars)

    Attention: Come one, come all, Investors! Brand new transferable 3 year C of O. Fully updated, vacant, tenant ready multi family with tons of opportunity. Mostly furnished, with the exception of a few appliances. Gumwood trim, stained glass, original wood work. New mechanics, new hot water tanks with a transferable warranty. Tons of storage in attic and basement. new garage roof with warranty as well. . Room for owner occupier. with lots of opportunity!!!

22. 2021-11-16
    status Active 460-char remark

    Show marketing remark (460 chars)

    Attention: Come one, come all, Investors! Brand new transferable 3 year C of O. Fully updated, vacant, tenant ready multi family with tons of opportunity. Mostly furnished, with the exception of a few appliances. Gumwood trim, stained glass, original wood work. New mechanics, new hot water tanks with a transferable warranty. Tons of storage in attic and basement. new garage roof with warranty as well. . Room for owner occupier. with lots of opportunity!!!

23. 2021-08-25
    historical 460-char remark

    Show marketing remark (460 chars)

    Attention: Come one, come all, Investors! Brand new transferable 3 year C of O. Fully updated, vacant, tenant ready multi family with tons of opportunity. Mostly furnished, with the exception of a few appliances. Gumwood trim, stained glass, original wood work. New mechanics, new hot water tanks with a transferable warranty. Tons of storage in attic and basement. new garage roof with warranty as well. . Room for owner occupier. with lots of opportunity!!!

24. 2021-08-03
    listed $159,999 Active 460-char remark

    Show marketing remark (460 chars)

    Attention: Come one, come all, Investors! Brand new transferable 3 year C of O. Fully updated, vacant, tenant ready multi family with tons of opportunity. Mostly furnished, with the exception of a few appliances. Gumwood trim, stained glass, original wood work. New mechanics, new hot water tanks with a transferable warranty. Tons of storage in attic and basement. new garage roof with warranty as well. . Room for owner occupier. with lots of opportunity!!!

25. 2020-10-19
    historical
26. 2020-08-12
    price $114,444
27. 2020-07-18
    status Active
28. 2020-06-01
    status Pending Sale
29. 2020-05-18
    listed $149,900 Active

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $2,848 · $237/mo
• Expected delta: +$1,206/yr (+$101/mo · 73.5%)

ⓘ 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 ≥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: $46,848
• − Mortgage interest: −$13,438
• − Property taxes: −$1,642
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,748
• − Management: −$3,748
• − Depreciation: −$6,979
• Taxable income: $16,094
• Est. tax owed @ 24.0%: −$3,863
• After-tax cash flow: $15,209/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+60.0% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $239,900 UNYREIS
• 2026-04-17 Listed $249,900 UNYREIS
• 2022-02-23 Sold (Public Records) $155,000 Public Records
• 2022-02-18 Sold (MLS) $155,000 UNYREIS
• 2021-12-30 Pending — UNYREIS
• 2021-11-16 Relisted — UNYREIS
• 2021-08-25 Listing Removed — UNYREIS
• 2021-08-03 Listed $159,999 UNYREIS
• 2020-10-19 Listing Removed — UNYREIS
• 2020-08-12 Price Changed $114,444 UNYREIS
• 2020-07-18 Relisted — UNYREIS
• 2020-06-01 Pending — UNYREIS
• 2020-05-18 Listed $149,900 UNYREIS

Property tax history

+8.2%/yr

Latest (2025): $1,642 · +0.0% YoY. Source: county tax records.