272 Linden St · Rochester, NY 14620

$479,900

12 bd · 16.0 ba · 4,418 sqft · MultiFamily public records · 33 Days on market

Built 1920 4,585 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to 272 Linden street located in the historical South Wedge neighborhood. This charming well maintained property is a turn key operation for an investor or great owner suite opportunity. The property features 4 residential units (1 studio & 3 one bedrooms), 2 new furnaces installed 4/4/23, updated roof, updated kitchens, hardwood floors, updated appliances, updated bathrooms, 2 car garage, private patio, open porch, off street parking and ample storage. Located within walking distance of the neighborhood amenities this property is a show stopper. Delayed Negotiations until Monday, April 17th at 1:00pm.

Key facts

• Off street parking
• 4 unit property
• Updated kitchens

Tags

• 4 UNIT PROPERTY
• UPDATED KITCHENS
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Property configured as a 4-unit multi-family building; Operating expenses include accounting; Owner pays heat, hot water, and water; Rents by unit: $1,250; $1,350; $1,575; $900

Exterior

• Parking: Shared/common parking with two or more spaces; Attached or detached 2-car garage (building has a 2-car garage)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building; Resale property; Construction includes brick and frame
• Construction: Brick and frame construction
• Exterior features: City street frontage; Near public transit; Rectangular residential lot, approximately 39 x 114

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Four 1-bedroom units (bedroom level not specified)
• Flooring: Hardwood; Varies
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring throughout; Full basement
• Laundry & utility: Separate gas and electric meters (three of each for the building)

What this means for you Summary

Snapshot

• This is a 3×3bd/4.0ba + 1×1bd/4.0ba units multifamily listed at $480k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $630/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $480k).
• Recommended offer: $466k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 (+1.2%/yr); 76 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $7,037/mo this rent would consume 137% of the median local household income ($62k/yr) (locally 2013% 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 $14k 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 + 1.2% rent growth), your $134k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $465,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.47% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.49%
• DSCR: 2.00
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.52×
• Total profit: $70,080
• Equity at exit: $71,555

10-year hold

• IRR: 20.8%
• Equity multiple: 2.62×
• Total profit: $217,791
• Equity at exit: $41,493

Cash invested: $134,372 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 76
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $7,037 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$324 /mo · $3,885/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,478
• Net cashflow: $2,519

Break-even live

Break-even rent $3,849

Max offer price $479,900

Occupancy floor 59%

Sensitivity live

Price	-10% $2,791	-5% $2,655	+0% $2,519	+5% $2,383	+10% $2,247
Rent	-10% $1,963	-5% $2,241	+0% $2,519	+5% $2,797	+10% $3,075
Rate	-1.0pp $2,761	-0.5pp $2,641	base $2,519	+0.5pp $2,395	+1.0pp $2,268

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	4	$5,571
1× unit	1	4	$1,467
Total (4 units)			$7,037

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $479,900 Active 33 DOM
2. 2026-06-18
   days on market $479,900 Active 30 DOM
3. 2026-06-17
   days on market $479,900 Active 29 DOM
4. 2026-06-16
   days on market $479,900 Active 28 DOM
5. 2026-06-15
   days on market $479,900 Active 27 DOM
6. 2026-06-13
   days on market $479,900 Active 25 DOM
7. 2026-06-13
   pricedays on market $479,900 Active 24 DOM
8. 2026-06-10
   days on market $499,000 Active 22 DOM
9. 2026-06-09
   days on market $499,000 Active 21 DOM
10. 2026-06-09
    days on market $499,000 Active 20 DOM
11. 2026-06-07
    days on market $499,000 Active 19 DOM
12. 2026-06-05
    days on market $499,000 Active 16 DOM
13. 2026-06-03
    days on market $499,000 Active 15 DOM
14. 2026-06-03
    days on market $499,000 Active 14 DOM
15. 2026-06-01
    days on market $499,000 Active 13 DOM
16. 2026-05-31
    days on market $499,000 Active 12 DOM
17. 2026-05-19
    listed $499,000 Active
18. 2023-06-15
    soldstatus $440,000
19. 2023-06-13
    soldstatus $440,000 Closed Sale or Rented 622-char remark

    Show marketing remark (622 chars)

    Welcome to 272 Linden street located in the historical South Wedge neighborhood. This charming well maintained property is a turn key operation for an investor or great owner suite opportunity. The property features 4 residential units (1 studio & 3 one bedrooms), 2 new furnaces installed 4/4/23, updated roof, updated kitchens, hardwood floors, updated appliances, updated bathrooms, 2 car garage, private patio, open porch, off street parking and ample storage. Located within walking distance of the neighborhood amenities this property is a show stopper. Delayed Negotiations until Monday, April 17th at 1:00pm.

20. 2023-04-28
    status Under Contract- Do Not Show 622-char remark

    Show marketing remark (622 chars)

    Welcome to 272 Linden street located in the historical South Wedge neighborhood. This charming well maintained property is a turn key operation for an investor or great owner suite opportunity. The property features 4 residential units (1 studio & 3 one bedrooms), 2 new furnaces installed 4/4/23, updated roof, updated kitchens, hardwood floors, updated appliances, updated bathrooms, 2 car garage, private patio, open porch, off street parking and ample storage. Located within walking distance of the neighborhood amenities this property is a show stopper. Delayed Negotiations until Monday, April 17th at 1:00pm.

21. 2023-04-11
    listed $479,900 Active 622-char remark

    Show marketing remark (622 chars)

    Welcome to 272 Linden street located in the historical South Wedge neighborhood. This charming well maintained property is a turn key operation for an investor or great owner suite opportunity. The property features 4 residential units (1 studio & 3 one bedrooms), 2 new furnaces installed 4/4/23, updated roof, updated kitchens, hardwood floors, updated appliances, updated bathrooms, 2 car garage, private patio, open porch, off street parking and ample storage. Located within walking distance of the neighborhood amenities this property is a show stopper. Delayed Negotiations until Monday, April 17th at 1:00pm.

22. 2007-03-28
    soldstatus $130,000

ⓘ 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: $3,885 · $324/mo
• Projected year-2 tax: $5,998 · $500/mo
• Expected delta: +$2,113/yr (+$176/mo · 54.4%)

ⓘ 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: $84,444
• − Mortgage interest: −$26,882
• − Property taxes: −$3,885
• − Insurance: −$2,400
• − Repairs & maintenance: −$6,756
• − Management: −$6,756
• − Depreciation: −$13,961
• Taxable income: $23,806
• Est. tax owed @ 24.0%: −$5,713
• After-tax cash flow: $24,513/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 (68%)
• Race & ethnicity: White 68% Black 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% 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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+283.8% since first listed

6 events — show timeline

• 2026-05-19 Listed $499,000 UNYREIS
• 2023-06-15 Sold (Public Records) $440,000 Public Records
• 2023-06-13 Sold (MLS) $440,000 UNYREIS
• 2023-04-28 Pending — UNYREIS
• 2023-04-11 Listed $479,900 UNYREIS
• 2007-03-28 Sold (Public Records) $130,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,885 · +0.0% YoY. Source: county tax records.