330 Lexington Ave · Rochester, NY 14613

$155,000

5 bd · 2.0 ba · 1,611 sqft · MultiFamily public records · 5 Days on market

Built 1920 3,502 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Attention investors! Cash flowing duplex with gross rents of over $18,000 a year! Newer vinyl siding and roof. Fully fenced backyard, detached garage, glass block windows in basement. Separate gas and electric for each unit. Current C of O expires in July 2025.

Key facts

• Updated duplex
• Brand new kitchen
• Fenced backyard

Tags

• UPDATED DUPLEX
• BRAND NEW KITCHEN
• NEWLY RENOVATED BATHROOM
• FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Owner pays trash collection and water; Rental includes trash collection and water; Operating expenses include structure maintenance and general maintenance; Property is a two-unit multi-family with two total units

Exterior

• Parking: Paved parking; Attached or detached garage not specified, includes 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale condition
• Construction: Vinyl siding; Asphalt roof; Block foundation; Existing (previously built) structure
• Exterior features: Fully fenced yard; Rectangular lot with 34 x 103 dimensions; Main thoroughfare road frontage; Zoned for residential 2-unit

Interior

• Kitchen: Gas water heater (listed under appliances)
• Bedrooms: Two-unit property (number of bedrooms per unit not provided)
• Flooring: Hardwood; Linoleum; Luxury vinyl; Vinyl
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Hardwood, linoleum, luxury vinyl and vinyl flooring (varies by area)
• Laundry & utility: Separate gas and electric meters (2 of each)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive. Per door: $438/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 13.1% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $75k; list at $155k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

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 1920 — 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: 1.51% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $64,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Lexington Ave	0.00mi	5/2.0	1,611 (0%)	19mo	$75,000	$47	84
152 Driving Park Ave	0.25mi	5/2.0	1,688 (+5%)	0mo	$105,000	$62	80
35 Curtis St	0.47mi	4/2.0 (-1)	1,614 (+0%)	1mo	$65,000	$40	72
254 Lexington Ave	0.11mi	5/2.0	1,845 (+14%)	0mo	$135,000	$73	70
203 Emerson St	0.45mi	5/2.0	1,577 (-2%)	8mo	$62,000	$39	69
253 Driving Park Ave	0.12mi	4/2.0 (-1)	1,774 (+10%)	14mo	$23,000	$13	61
187 Fulton Ave	0.45mi	4/2.0 (-1)	1,684 (+4%)	12mo	$57,000	$34	56
31 Plover St	0.39mi	4/2.0 (-1)	1,776 (+10%)	6mo	$123,000	$69	55
191 Emerson St	0.46mi	5/2.0	1,808 (+12%)	9mo	$45,000	$25	51
193 Bloss St	0.67mi	4/2.0 (-1)	1,566 (-3%)	18mo	$120,000	$77	44
85 Fulton Ave	0.74mi	5/2.0	1,708 (+6%)	15mo	$57,000	$33	43
125 Bloss St	0.73mi	4/2.0 (-1)	1,808 (+12%)	18mo	$64,500	$36	25

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $30,657
• Equity at exit: $23,111

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $98,446
• Equity at exit: $13,402

Cash invested: $43,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$813
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $876

Break-even live

Break-even rent $1,233

Max offer price $155,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,342
Total (2 units)			$2,342

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	2d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $155,000 Active 5 DOM
2. 2026-06-17
   days on market $155,000 Active 4 DOM
3. 2026-06-16
   days on market $155,000 Active 3 DOM
4. 2026-06-15
   status $155,000 Active 2 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $155,000 Pending 2 DOM

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$730/yr (+$61/mo · 62.9%)

ⓘ 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: $28,104
• − Mortgage interest: −$8,682
• − Property taxes: −$1,160
• − Insurance: −$775
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$4,509
• Taxable income: $8,481
• Est. tax owed @ 24.0%: −$2,035
• After-tax cash flow: $8,478/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

+933.3% since first listed

14 events — show timeline

• 2026-06-12 Pending — UNYREIS
• 2026-06-10 Listed $155,000 UNYREIS
• 2025-11-20 Listing Removed — UNYREIS
• 2025-10-08 Price Changed $95,000 UNYREIS
• 2025-08-02 Listed $100,000 UNYREIS
• 2024-11-14 Sold (Public Records) $75,000 Public Records
• 2024-11-13 Sold (MLS) $75,000 UNYREIS
• 2024-09-23 Pending — UNYREIS
• 2024-08-01 Price Changed $85,000 UNYREIS
• 2024-05-14 Listed $90,000 UNYREIS
• 2012-06-15 Sold (MLS) $27,500 UNYREIS
• 2012-06-11 Sold (Public Records) $27,500 Public Records
• 2012-04-21 Listed $39,900 UNYREIS
• 2004-03-29 Sold (Public Records) $15,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,160 · +13.5% YoY. Source: county tax records.