71 Ontario St · Rochester, NY 14605

$87,400

5 bd · 2.0 ba · 2,109 sqft · Townhouse public records · 58 Days on market

Built 1880 5,684 sqft lot $41/sqft · 56% below area

---

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
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

NEW C of O at closing. Great investment property, close to public market. Separate utilities and long term tenants!

Key facts

• Large backyard
• Outdoor enjoyment
• Built 1880

Tags

• FULLY OCCUPIED MULTI-FAMILY
• LARGE BACKYARD
• OUTDOOR ENJOYMENT

Property features AI

Finance

• Other: Two separate gas meters and two separate electric meters
• Financial info: Owner pays water; Operating expenses include water/sewer; Two rental units with current rents: Unit 1 $650, Unit 2 $700

Exterior

• Parking: Gravel parking
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Two-story building; Existing construction
• Construction: Vinyl siding
• Exterior features: Partial fencing; Near public transit; City street frontage; Residential lot; irregular shape (40 x 140)

Interior

• Kitchen: Eat-in kitchens in units
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Carpet and hardwood flooring; flooring varies by room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $87k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 32 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 $2,035/mo this rent would consume 115% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($604 loan paydown + $722 appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $38k; list at $87k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $84,778 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.05%
• DSCR: 3.23
• GRM: 3.6

CMA / ARV

• ARV (median comp): $199,036
• List price: $87,400
• Delta: -56.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Woodward St	0.12mi	5/2.0	1,912 (-9%)	1mo	$85,000	$44	78
140 Weld St	0.22mi	5/3.0	2,354 (+12%)	7mo	$145,000	$62	60
134 Lewis St	0.13mi	4/2.0 (-1)	1,911 (-9%)	18mo	$75,000	$39	58
183 Union St N	0.23mi	4/2.0 (-1)	2,194 (+4%)	24mo	$112,000	$51	58
56 Concord St	0.40mi	4/2.0 (-1)	2,161 (+2%)	18mo	$75,000	$35	57
194 3rd St	0.71mi	6/2.0 (+1)	2,016 (-4%)	14mo	$79,900	$40	43
28 5th St	0.71mi	4/2.0 (-1)	1,854 (-12%)	4mo	$99,900	$54	38
104 Weeger St	0.73mi	4/3.0 (-1)	1,920 (-9%)	22mo	$124,000	$65	24

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

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.69×
• Total profit: $65,927
• Equity at exit: $29,048

10-year hold

• IRR: 54.2%
• Equity multiple: 7.40×
• Total profit: $156,712
• Equity at exit: $37,999

Cash invested: $24,472 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,035 medium
• Mortgage (P&I): −$458
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $1,021

Break-even live

Break-even rent $742

Max offer price $87,400

Occupancy floor 45%

Sensitivity live

Price	-10% $1,070	-5% $1,046	+0% $1,021	+5% $996	+10% $971
Rent	-10% $860	-5% $940	+0% $1,021	+5% $1,101	+10% $1,182
Rate	-1.0pp $1,065	-0.5pp $1,043	base $1,021	+0.5pp $998	+1.0pp $975

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: $21,850
• Closing costs: $2,622
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.18mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	1.33mi

Listing history 30 events

1. 2026-06-21
   days on market $87,400 Active 58 DOM
2. 2026-06-18
   days on market $87,400 Active 55 DOM
3. 2026-06-17
   days on market $87,400 Active 54 DOM
4. 2026-06-16
   days on market $87,400 Active 53 DOM
5. 2026-06-15
   days on market $87,400 Active 52 DOM
6. 2026-06-13
   days on market $87,400 Active 50 DOM
7. 2026-06-13
   pricedays on market $87,400 Active 49 DOM
8. 2026-06-10
   days on market $89,900 Active 47 DOM
9. 2026-06-09
   days on market $89,900 Active 46 DOM
10. 2026-06-09
    days on market $89,900 Active 45 DOM
11. 2026-06-07
    days on market $89,900 Active 44 DOM
12. 2026-06-05
    days on market $89,900 Active 41 DOM
13. 2026-06-03
    days on market $89,900 Active 40 DOM
14. 2026-06-03
    days on market $89,900 Active 39 DOM
15. 2026-06-01
    days on market $89,900 Active 38 DOM
16. 2026-05-31
    days on market $89,900 Active 37 DOM
17. 2026-04-24
    listed $89,900 Active 633-char remark
18. 2018-04-12
    soldstatus $38,000 Closed Sale or Rented 115-char remark

    Show marketing remark (115 chars)

    NEW C of O at closing. Great investment property, close to public market. Separate utilities and long term tenants!

19. 2018-04-12
    soldstatus $38,000

    Show marketing remark (115 chars)

    NEW C of O at closing. Great investment property, close to public market. Separate utilities and long term tenants!

20. 2018-02-26
    status Under Contract- Do Not Show 115-char remark

    Show marketing remark (115 chars)

    NEW C of O at closing. Great investment property, close to public market. Separate utilities and long term tenants!

21. 2018-02-19
    listed $39,900 Active 115-char remark

    Show marketing remark (115 chars)

    NEW C of O at closing. Great investment property, close to public market. Separate utilities and long term tenants!

22. 2018-01-09
    historical
23. 2018-01-03
    listed $39,900 Active
24. 2017-12-20
    soldstatus $21,000 Closed Sale or Rented
25. 2017-12-20
    soldstatus $27,900
26. 2017-12-20
    soldstatus $21,000
27. 2017-11-25
    status Pending Sale
28. 2017-10-19
    status Under Contract- Do Not Show
29. 2017-09-25
    price $25,900
30. 2017-09-16
    listed $26,900 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: $1,101 · $92/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$188/yr (+$16/mo · 17.1%)

ⓘ 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: $24,414
• − Mortgage interest: −$4,896
• − Property taxes: −$1,101
• − Insurance: −$437
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$2,543
• Taxable income: $11,532
• Est. tax owed @ 24.0%: −$2,768
• After-tax cash flow: $9,482/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• 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

+224.9% since first listed

15 events — show timeline

• 2026-06-11 Price Changed $87,400 UNYREIS
• 2026-04-24 Listed $89,900 UNYREIS
• 2018-04-12 Sold (Public Records) $38,000 Public Records
• 2018-04-12 Sold (MLS) $38,000 UNYREIS
• 2018-02-26 Pending — UNYREIS
• 2018-02-19 Listed $39,900 UNYREIS
• 2018-01-09 Listing Removed — UNYREIS
• 2018-01-03 Listed $39,900 UNYREIS
• 2017-12-20 Sold (Public Records) $21,000 Public Records
• 2017-12-20 Sold (Public Records) $27,900 Public Records
• 2017-12-20 Sold (MLS) $21,000 UNYREIS
• 2017-11-25 Pending — UNYREIS
• 2017-10-19 Pending — UNYREIS
• 2017-09-25 Price Changed $25,900 UNYREIS
• 2017-09-16 Listed $26,900 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $1,101 · -23.9% YoY. Source: county tax records.