74 Mason St · Rochester, NY 14613

$109,000

4 bd · 2.0 ba · 1,798 sqft · MultiFamily public records · 9 Days on market

Built 1880 3,362 sqft lot Est $110k · at est.

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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 +7.8/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Well-maintained 2-family investment property offering strong rental income and low-maintenance exterior features. This property includes off-street parking, durable vinyl siding, vinyl replacement windows, and a brand-new Certificate of Occupancy recently issued per owner. Separate utilities provide added convenience and efficiency for both owner and tenants. The upstairs unit is occupied by a long-term tenant currently paying $850/month on a month-to-month basis. The downstairs unit rents for $1,025/month with a lease in place through 11/30/2026, providing strong anticipated cash flow. Property is being sold as-is, with no repairs to be made by the seller. Inspections are for informational

Key facts

• Separate utilities
• Vinyl siding
• Off-street parking

Tags

• OFF-STREET PARKING
• VINYL SIDING
• VINYL REPLACEMENT WINDOWS
• CERTIFICATE OF OCCUPANCY
• SEPARATE UTILITIES

Property features AI

Finance

• Financial info: Gross income reported as $22,500; Operating expenses include water/sewer; Owner pays grounds care, trash collection, and water; Rent includes common area maintenance, gardener, trash collection, and water

Exterior

• Parking: Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Existing/resale property
• Construction: Vinyl siding; Built as an existing structure
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 41 x 82

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Two-unit property (total of 2 units)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood, vinyl, and varied flooring throughout; Full basement
• Laundry & utility: Separate gas and electric meters for units (2 of each)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $599/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 19.5% 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: 71 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

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 1880 — 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: 2.19% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.07%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $109,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
254 Lexington Ave	0.08mi	5/2.0 (+1)	1,845 (+3%)	1mo	$135,000	$73	86
41 Pierpont St	0.10mi	3/2.0 (-1)	1,778 (-1%)	2mo	$17,000	$10	86
315 Lexington Ave	0.17mi	3/2.0 (-1)	1,754 (-2%)	1mo	$107,000	$61	82
152 Driving Park Ave	0.08mi	5/2.0 (+1)	1,688 (-6%)	0mo	$105,000	$62	81
304 Ravine Ave	0.36mi	3/2.0 (-1)	1,812 (+1%)	7mo	$35,000	$19	71
40 Finch St	0.32mi	3/2.0 (-1)	1,826 (+2%)	9mo	$91,000	$50	70
31 Plover St	0.53mi	4/2.0	1,776 (-1%)	6mo	$123,000	$69	68
191 Emerson St	0.47mi	5/2.0 (+1)	1,808 (+1%)	9mo	$45,000	$25	65
333 Raines Park	0.66mi	3/2.0 (-1)	1,800 (+0%)	3mo	$195,000	$108	62
35 Curtis St	0.59mi	4/2.0	1,614 (-10%)	1mo	$65,000	$40	55
475 Sherman St	0.54mi	4/2.0	2,016 (+12%)	5mo	$150,000	$74	50
203 Emerson St	0.47mi	5/2.0 (+1)	1,577 (-12%)	8mo	$62,000	$39	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 2.92×
• Total profit: $58,584
• Equity at exit: $16,252

10-year hold

• IRR: 50.3%
• Equity multiple: 5.89×
• Total profit: $149,176
• Equity at exit: $9,424

Cash invested: $30,520 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$572
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,197

Break-even live

Break-even rent $867

Max offer price $109,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,259	-5% $1,228	+0% $1,197	+5% $1,166	+10% $1,136
Rent	-10% $1,009	-5% $1,103	+0% $1,197	+5% $1,291	+10% $1,385
Rate	-1.0pp $1,252	-0.5pp $1,225	base $1,197	+0.5pp $1,169	+1.0pp $1,140

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,382
Total (2 units)			$2,382

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.13mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.31mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.35mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.45mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	0.82mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.88mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	0.92mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	11d	1	1.06mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.34mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.44mi

Listing history 5 events

1. 2026-05-31
   status $109,000 Pending 9 DOM
2. 2026-05-21
   listed $109,000 Active
3. 2024-07-18
   historical $950
4. 2024-07-03
   listed $950
5. 2024-05-29
   listed $89,000 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: $810 · $68/mo
• Projected year-2 tax: $1,326 · $111/mo
• Expected delta: +$516/yr (+$43/mo · 63.7%)

ⓘ 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: $28,584
• − Mortgage interest: −$6,106
• − Property taxes: −$810
• − Insurance: −$545
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$3,171
• Taxable income: $13,379
• Est. tax owed @ 24.0%: −$3,211
• After-tax cash flow: $11,156/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+22.5% since first listed

4 events — show timeline

• 2026-05-21 Listed $109,000 UNYREIS
• 2024-07-18 Rental Removed $950 RENTEC
• 2024-07-03 Listed for Rent $950 RENTEC
• 2024-05-29 Listed $89,000 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $810 · +0.0% YoY. Source: county tax records.