531-533 Jefferson Ave · Rochester, NY 14611

$74,900

6 bd · 4.0 ba · 2,598 sqft · MultiFamily public records · 9 Days on market

Built 1920 4,356 sqft lot $29/sqft · 54% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• 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

Appt only. Please do not disturb tenants.

Key facts

• Separate utilities
• Formal dining room
• Eat in kitchen

Tags

• EAT IN KITCHEN
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SEPARATE UTILITIES
• LOW MAINTENANCE VINYL SIDING
• ROOF REPLACED

Property features AI

Finance

• Financial info: Owner pays heat; rent includes heat; Operating expenses include utilities and water/sewer; Unit rents: approximately $1,100 and $1,200 (one unit is month-to-month)

Exterior

• Parking: Parking available with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multifamily (2-unit) building; Residential 2-unit zoning
• Construction: Aluminum and vinyl siding; Shingle roof; Block foundation; Existing construction
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen in one unit; Formal dining room in one unit
• Bedrooms: Two 3-bedroom units
• Flooring: Linoleum; Tile; Vinyl; Varies
• Bathrooms: Each unit has 1 full bath and 1 half bath (total 2 full, 2 half)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Cap rate 38.4% 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 (+6.4%/yr); 78 active listings in the ZIP; 1 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 $3,262/mo this rent would consume 125% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 (-2.9% appreciation + 6.4% rent growth), your $21k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $25k; list at $75k implies a 200% 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 $74,900

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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.36% ✓
• Cap rate: 38.36%
• Cash-on-cash: 114.54%
• DSCR: 6.10
• GRM: 1.9

CMA / ARV

• ARV (median comp): $161,358
• List price: $74,900
• Delta: -53.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 Flint St	0.41mi	6/4.0	2,505 (-4%)	13mo	$160,000	$64	64
122-124 Shelter St #2	0.40mi	5/2.0 (-1)	2,640 (+2%)	2mo	$85,000	$32	64
363 Flint St	0.32mi	6/2.0	2,394 (-8%)	3mo	$77,000	$32	61
268 Champlain St	0.10mi	6/2.0	2,232 (-14%)	10mo	$130,000	$58	55
21 Arnett Blvd	0.26mi	5/2.0 (-1)	2,322 (-11%)	5mo	$79,777	$34	53
355 Champlain St #353	0.04mi	7/2.0 (+1)	2,216 (-15%)	10mo	$140,000	$63	52
20 Madison St	0.62mi	5/3.0 (-1)	2,778 (+7%)	3mo	$175,000	$63	48
170-172 Flint St	0.41mi	5/2.0 (-1)	2,915 (+12%)	2mo	$120,000	$41	46
290 Kenwood Ave	0.51mi	6/2.0	2,370 (-9%)	11mo	$160,000	$68	44
278 Tremont St	0.41mi	7/2.0 (+1)	2,928 (+13%)	10mo	$130,000	$44	38
149 Warwick Ave	0.67mi	5/3.0 (-1)	2,293 (-12%)	7mo	$110,000	$48	34
131 York St	0.73mi	5/3.0 (-1)	2,246 (-14%)	0mo	$156,000	$69	34

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

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.06×
• Total profit: $127,088
• Equity at exit: $11,397

10-year hold

• IRR: —
• Equity multiple: 16.53×
• Total profit: $325,647
• Equity at exit: $6,870

Cash invested: $20,972 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,262 high
• Mortgage (P&I): −$393
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $2,002

Break-even live

Break-even rent $728

Max offer price $74,900

Occupancy floor 34%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$3,262
Total (2 units)			$3,262

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: $18,725
• Closing costs: $2,247
• 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	3d	1	1.15mi

Listing history 7 events

1. 2026-05-07
   status Pending 1158-char remark
2. 2026-04-28
   listed $74,900 Active 1158-char remark
3. 2022-05-12
   price $600
4. 2010-10-05
   soldstatus $25,000 41-char remark

   Show marketing remark (41 chars)

   Appt only. Please do not disturb tenants.

5. 2010-10-05
   soldstatus $25,000

   Show marketing remark (41 chars)

   Appt only. Please do not disturb tenants.

6. 2010-05-12
   listed $24,999 41-char remark

   Show marketing remark (41 chars)

   Appt only. Please do not disturb tenants.

7. 2000-12-20
   soldstatus $39,000

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $39,144
• − Mortgage interest: −$4,196
• − Property taxes: −$1,815
• − Insurance: −$374
• − Repairs & maintenance: −$3,132
• − Management: −$3,132
• − Depreciation: −$2,179
• Taxable income: $24,317
• Est. tax owed @ 24.0%: −$5,836
• After-tax cash flow: $18,185/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+92.1% since first listed

7 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-04-28 Listed $74,900 UNYREIS
• 2022-05-12 Price Changed $600 RENT.
• 2010-10-05 Sold (Public Records) $25,000 Public Records
• 2010-10-05 Sold (MLS) $25,000 UNYREIS
• 2010-05-12 Listed $24,999 UNYREIS
• 2000-12-20 Sold (Public Records) $39,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,815 · +3.3% YoY. Source: county tax records.