61 Cambridge St · Rochester, NY 14607

$325,000

5 bd · 4.0 ba · 2,902 sqft · MultiFamily public records · 2 Days on market

Built 1910 3,285 sqft lot $112/sqft · 52% below area

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Highly desirable Park Ave area just steps from Park Ave. Fully rented, excellent cash flow. Annual income $54,360, annual expenses including taxes are $23,188. 9.6% Cap Rate. One apartment has 2 full bathrooms. Replacement windows, the roof is under 10 years old. Each apartment has a separate thermostat. Owner will supply a new Certificate of Occupancy. There is no driveway but street parking is very easy because the house is on the corner . The property can only be shown on Mondays, Wednesdays and Fridays from 2:30 - 4pm. You must make an appointment. You cannot just show up at these times.

Key facts

• Corner location
• Separate thermostat
• Easy street parking

Tags

• FULLY RENTED
• REPLACEMENT WINDOWS
• SEPARATE THERMOSTAT
• CORNER LOCATION
• EASY STREET PARKING

Property features AI

Finance

• Financial info: Three residential units total; Separate electric meter and multiple separate gas meters; Operating expenses may include electric, fuel, insurance, maintenance (structure and supplies), trash, water/sewer, and other utilities; Owner pays utilities, grounds care, snow removal, trash collection, and water for units; Rent includes utilities, common area maintenance, gardening, snow removal, trash collection, and water for some units; Current rents reported: one unit at $1,130; two units at $1,700 each

Exterior

• Parking: One designated off-street space; On-street parking available
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical; Cable available; High-speed internet available
• Home design: Two-story multifamily building; Resale property
• Construction: Aluminum siding; Copper plumbing; Asphalt shingle roof; Block foundation; Built (existing structure)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage; Porch (on at least two units)

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator; Eat-in kitchen (in at least one unit); Dining area or formal dining (in units)
• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Flooring: Carpet; Ceramic tile; Hardwood; Varies by unit
• Bathrooms: Four full bathrooms total across units
• Heating & cooling: Gas heating; Hot water heating; Zoned heating; Zoned cooling
• Interior features: Attic; Thermal windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).

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; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,338/mo this rent would consume 67% 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 $10k 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.

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.
• Current owner paid $128k; list at $325k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $325,000

Questions for the listing agent

1. Built in 1910 — 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 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: 1.03% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $679,133
• List price: $325,000
• Delta: -52.14%
• 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
213-215 Oxford St	0.20mi	6/3.0 (+1)	2,876 (-1%)	8mo	$410,000	$143	74
8 Rowley St	0.16mi	4/— (-1)	3,199 (+10%)	4mo	$300,000	$94	67
115 Rutgers St St	0.15mi	4/3.0 (-1)	3,201 (+10%)	0mo	$440,000	$137	67
275 S Goodman St	0.16mi	5/3.0	2,621 (-10%)	11mo	$375,000	$143	63
15 Edgerton St	0.40mi	4/3.0 (-1)	2,761 (-5%)	13mo	$525,000	$190	54
246 Richard St	0.45mi	6/3.0 (+1)	2,998 (+3%)	14mo	$375,000	$125	53
461 S Goodman St	0.39mi	6/3.0 (+1)	2,591 (-11%)	7mo	$310,000	$120	49
48 Vick Park B	0.23mi	4/2.0 (-1)	2,632 (-9%)	14mo	$385,000	$146	49
20 Avondale Park	0.74mi	4/3.0 (-1)	2,735 (-6%)	4mo	$385,000	$141	43
164 Brunswick St	0.73mi	4/4.0 (-1)	3,015 (+4%)	14mo	$480,000	$159	43
31 Rundel Park	0.49mi	4/2.0 (-1)	3,266 (+12%)	12mo	$350,000	$107	33
179-181 Field St	0.69mi	6/3.0 (+1)	2,521 (-13%)	8mo	$288,750	$115	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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-12,788
• Equity at exit: $48,459

10-year hold

• IRR: 7.6%
• Equity multiple: 1.62×
• Total profit: $56,211
• Equity at exit: $28,100

Cash invested: $91,000 (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: 15.7×

Monthly cashflow live

• Estimated rent: $3,338 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$256 /mo · $3,075/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $541

Break-even live

Break-even rent $2,653

Max offer price $325,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,723
1× unit	1	1	$1,615
Total (2 units)			$3,338

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	44d	1	0.70mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	12d	1	1.22mi

Listing history 6 events

1. 2026-05-09
   status Pending 598-char remark
2. 2026-05-07
   listed $325,000 Active 598-char remark
3. 2026-05-07
   historical
4. 2026-04-20
   listed $345,000 Active
5. 2008-01-30
   soldstatus $127,500
6. 1993-10-06
   soldstatus $110,202

ⓘ 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: $3,075 · $256/mo
• Projected year-2 tax: $4,284 · $357/mo
• Expected delta: +$1,209/yr (+$101/mo · 39.3%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,056
• − Mortgage interest: −$18,205
• − Property taxes: −$3,075
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,204
• − Management: −$3,204
• − Depreciation: −$9,455
• Taxable income: $1,288
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $6,183/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

+194.9% since first listed

6 events — show timeline

• 2026-05-09 Pending — UNYREIS
• 2026-05-07 Listing Removed — UNYREIS
• 2026-05-07 Listed $325,000 UNYREIS
• 2026-04-20 Listed $345,000 UNYREIS
• 2008-01-30 Sold (Public Records) $127,500 Public Records
• 1993-10-06 Sold (Public Records) $110,202 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,075 · -5.0% YoY. Source: county tax records.