101-103 Copeland St · Rochester, NY 14609

$129,900

4 bd · 2.5 ba · 2,160 sqft · Townhouse public records · 11 Days on market

Built 1924 4,120 sqft lot $60/sqft · 49% above area Est $87k · 49% over

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Why this score? — see what drove the C+ 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 +9.8/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another Rockin' Rochester investment opportunity! Fully occupied side by side duplex. GAI of $18,300.

Key facts

• 2 parking spots
• Built 1924
• Listed 11 days

Property features AI

Finance

• Financial info: Owner pays trash collection and water; Tenants pay all utilities; Rent includes trash collection and water; Two separate electric meters and two separate gas meters; Operating expenses: see remarks; Unit rents listed: $925 for one unit, $642 for the other (both month-to-month)

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical service
• Home design: Two-story multifamily (2 units); Residential 2-unit zoning
• Construction: Composite siding; Vinyl siding; Copper plumbing; Asphalt roof; Stone foundation; Existing (pre-owned) property
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen in each unit
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood flooring; Resilient flooring; Varied flooring
• Bathrooms: One unit has 1 full and 1 half bathroom; The other unit has 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Storm windows; Thermal windows; Wood window frames; Full basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 12.5% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 7.9% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.05%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (median comp): $87,060
• List price: $129,900
• Delta: 49.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 Ellison St	0.09mi	4/2.0	2,059 (-5%)	24mo	$80,000	$39	66
459 Parsells Ave	0.56mi	4/2.0	2,106 (-2%)	2mo	$180,000	$85	66
6 8th St	0.23mi	5/2.0 (+1)	2,114 (-2%)	20mo	$84,900	$40	63
396-400 Hazelwood	0.55mi	4/3.0	2,324 (+8%)	0mo	$260,000	$112	59
28 5th St	0.44mi	4/2.0	1,854 (-14%)	4mo	$99,900	$54	50
418-420 Melville St	0.54mi	4/2.0	2,286 (+6%)	15mo	$220,000	$96	50
247 6th St	0.36mi	4/2.0	2,010 (-7%)	24mo	$75,000	$37	50
36 Ferndale Cres	0.34mi	5/2.0 (+1)	2,394 (+11%)	14mo	$65,000	$27	48
1929- 1931 Clifford Ave	0.48mi	4/2.0	2,381 (+10%)	15mo	$140,000	$59	46
1853 Clifford Ave	0.43mi	4/2.0	1,850 (-14%)	13mo	$47,000	$25	43
1959 Clifford Ave	0.51mi	4/2.0	1,938 (-10%)	19mo	$75,000	$39	41
1291 N Goodman St	0.55mi	5/2.0 (+1)	2,030 (-6%)	22mo	$135,000	$67	39

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.86×
• Total profit: $31,453
• Equity at exit: $19,369

10-year hold

• IRR: 31.4%
• Equity multiple: 4.50×
• Total profit: $127,293
• Equity at exit: $11,231

Cash invested: $36,372 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$681
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $668

Break-even live

Break-even rent $1,077

Max offer price $129,900

Occupancy floor 60%

Sensitivity live

Price	-10% $742	-5% $705	+0% $668	+5% $632	+10% $595
Rent	-10% $517	-5% $592	+0% $668	+5% $744	+10% $820
Rate	-1.0pp $734	-0.5pp $701	base $668	+0.5pp $635	+1.0pp $601

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.29mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.29mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.33mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.44mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.44mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.90mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	0.92mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.09mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.31mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.45mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.50mi

Listing history 10 events

1. 2026-05-11
   listed $129,900 Active 668-char remark
2. 2024-09-16
   soldstatus $75,000 Closed 102-char remark

   Show marketing remark (102 chars)

   Another Rockin' Rochester investment opportunity! Fully occupied side by side duplex. GAI of $18,300.

3. 2024-09-16
   soldstatus $75,000

   Show marketing remark (102 chars)

   Another Rockin' Rochester investment opportunity! Fully occupied side by side duplex. GAI of $18,300.

4. 2024-08-12
   status Pending 102-char remark

   Show marketing remark (102 chars)

   Another Rockin' Rochester investment opportunity! Fully occupied side by side duplex. GAI of $18,300.

5. 2024-06-27
   listed $80,000 Active 102-char remark

   Show marketing remark (102 chars)

   Another Rockin' Rochester investment opportunity! Fully occupied side by side duplex. GAI of $18,300.

6. 2015-12-17
   soldstatus $64,900 Closed Sale or Rented

   Show marketing remark (258 chars)

   Don't miss this Built Side by Side Duplex in the heart of the highly sought after Beechwood neighborhood. This property has been completely painted from top to bottom in 2014 , All new flooring in the 103 Side, Transferable Certificate of Occupancy Supplied,

7. 2015-07-28
   status Pending Sale

   Show marketing remark (258 chars)

   Don't miss this Built Side by Side Duplex in the heart of the highly sought after Beechwood neighborhood. This property has been completely painted from top to bottom in 2014 , All new flooring in the 103 Side, Transferable Certificate of Occupancy Supplied,

8. 2015-07-25
   listed $69,900 Active

   Show marketing remark (258 chars)

   Don't miss this Built Side by Side Duplex in the heart of the highly sought after Beechwood neighborhood. This property has been completely painted from top to bottom in 2014 , All new flooring in the 103 Side, Transferable Certificate of Occupancy Supplied,

9. 2014-06-26
   soldstatus $710,000
10. 2007-09-06
    soldstatus $33,500

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,790 · $149/mo
• Expected delta: +$405/yr (+$34/mo · 29.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $23,076
• − Mortgage interest: −$7,276
• − Property taxes: −$1,385
• − Insurance: −$650
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$3,779
• Taxable income: $6,294
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $6,511/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+287.8% since first listed

11 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-11 Listed $129,900 UNYREIS
• 2024-09-16 Sold (Public Records) $75,000 Public Records
• 2024-09-16 Sold (MLS) $75,000 UNYREIS
• 2024-08-12 Pending — UNYREIS
• 2024-06-27 Listed $80,000 UNYREIS
• 2015-12-17 Sold (MLS) $64,900 UNYREIS
• 2015-07-28 Pending — UNYREIS
• 2015-07-25 Listed $69,900 UNYREIS
• 2014-06-26 Sold (Public Records) $710,000 Public Records
• 2007-09-06 Sold (Public Records) $33,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,385 · -5.2% YoY. Source: county tax records.