28 Rundel Park · Rochester, NY 14607

$299,900

3 bd · 2.0 ba · 2,216 sqft · MultiFamily public records · 2 Days on market

Built 1900 2,490 sqft lot Est $306k · at est. ↓ 23% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rarely available two-family in the highly sought-after East Ave/Park Ave area, located on historic Rundell Street with a picturesque, park-like median and green space. This fully rented property offers an excellent opportunity for investors or owner-occupants. Over $50,000 in renovations since 2021 have kept the historic charm of the property while updating living to the modern world. Ideally situated near the George Eastman House, Rochester Museum & Science Center, Strasenburgh Planetarium, and the Strathallan Hotel, all within the vibrant Neighborhood of the Arts. Showings begin Wednesday, April 22nd, 2026, at 10am; All offers due Tuesday, April 28th, 2026, at 12noon.

Key facts

• Green space
• Park-like median
• Renovations

Tags

• HISTORIC RUNDELL STREET
• PARK-LIKE MEDIAN
• GREEN SPACE
• RENOVATIONS
• NEIGHBORHOOD OF THE ARTS

Property features AI

Finance

• Other: Owner pays snow removal, trash collection, and water; tenants pay all utilities (per lease arrangement); Both units are leased (current rents listed internally)
• Financial info: Property operated as 2-unit building with separate gas and electric meters for each unit; Operating expenses include maintenance (structure), general maintenance, and trash

Exterior

• Parking: One designated parking space
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story building; Resale property
• Construction: Aluminum siding; Blown-in insulation; Copper plumbing; Block foundation; Shingle roof; Existing (year built details)
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 62

Interior

• Kitchen: Eat-in kitchen(s); Oven/range; Refrigerator
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Leaded glass windows; Thermal windows; Full basement; Fireplace (1)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).

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 (+4.6%/yr); 56 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,651/mo this rent would consume 73% of the median local household income ($60k/yr) (locally 2034% 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 $2k of loan paydown is wiped out by about $9k 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 + 4.6% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,900

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 1900 — 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: 1.22% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $305,808
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
646 University Ave	0.09mi	3/3.0	2,392 (+8%)	10mo	$455,000	$190	70
3 Norwood St	0.23mi	4/2.0 (+1)	1,992 (-10%)	3mo	$392,000	$197	65
199 Merriman St	0.14mi	4/2.0 (+1)	2,050 (-8%)	16mo	$282,500	$138	62
20 Arlington St	0.15mi	2/2.0 (-1)	2,456 (+11%)	16mo	$285,000	$116	56
39 Brighton St	0.55mi	4/2.0 (+1)	2,372 (+7%)	22mo	$350,000	$148	39
34 Canfield Pl	0.66mi	4/3.0 (+1)	2,250 (+2%)	23mo	$295,000	$131	38
23 Richmond St	0.72mi	3/3.0	2,388 (+8%)	17mo	$330,000	$138	35
49 Rowley St	0.67mi	4/2.0 (+1)	2,432 (+10%)	18mo	$325,000	$134	32
154 Breck St	0.62mi	4/3.0 (+1)	1,974 (-11%)	16mo	$210,000	$106	30

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $18,321
• Equity at exit: $44,716

10-year hold

• IRR: 16.3%
• Equity multiple: 2.42×
• Total profit: $119,653
• Equity at exit: $25,930

Cash invested: $83,972 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 56
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,651 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $957

Break-even live

Break-even rent $2,439

Max offer price $299,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,650
Total (2 units)			$3,651

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	0.04mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	23d	1	0.28mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	0.31mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	0.34mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	43d	1	0.35mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	43d	1	0.51mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	43d	1	0.70mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	0.70mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.72mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	0.84mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.86mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.86mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	0.87mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.89mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	0.96mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	43d	1	0.97mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	1.05mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.06mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.10mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	10d	28	1.17mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.28mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.30mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	3d	8	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $299,900 Active 2 DOM
2. 2026-06-16
   statusdays on marketlisting id $299,900 Active 1 DOM
3. 2026-04-30
   status Pending
4. 2026-04-21
   listed $299,900 Active
5. 2026-02-11
   historical
6. 2025-12-03
   listed $389,900 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: $2,750 · $229/mo
• Projected year-2 tax: $3,909 · $326/mo
• Expected delta: +$1,159/yr (+$97/mo · 42.2%)

ⓘ 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: $43,812
• − Mortgage interest: −$16,799
• − Property taxes: −$2,750
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,505
• − Management: −$3,505
• − Depreciation: −$8,724
• Taxable income: $7,029
• Est. tax owed @ 24.0%: −$1,687
• After-tax cash flow: $9,803/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

-23.1% since first listed

4 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-21 Listed $299,900 UNYREIS
• 2026-02-11 Listing Removed — UNYREIS
• 2025-12-03 Listed $389,900 UNYREIS

Property tax history

+3.8%/yr

Latest (2025): $2,750 · +0.0% YoY. Source: county tax records.