131 York St · Rochester, NY 14611

$156,000

5 bd · 3.0 ba · 2,246 sqft · MultiFamily public records · 34 Days on market

Built 1895 3,485 sqft lot Est $137k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +1.3/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Best money maker around!! 3 family with seperate utilities, fully occupied for 46,900!! $1740 per month!!

Key facts

• Fully renovated
• Ideal location
• New gutters

Tags

• FULLY RENOVATED
• IDEAL LOCATION
• NEW ROOF
• NEW GUTTERS
• NEW WINDOWS
• HIGH EFFICIENCY FURNACES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $156k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $702/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $156k).
• Recommended offer: $151k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,143/mo this rent would consume 120% 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 $1k of loan paydown is wiped out by about $5k 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 $44k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 7 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 $1; list at $156k implies a 15599900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,320 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.01% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.60%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $137,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 York St	0.00mi	5/3.0	2,246 (0%)	0mo	$156,000	$69	100
547 Maple St	0.19mi	6/2.0 (+1)	2,248 (+0%)	4mo	$36,667	$16	79
554 Campbell St	0.43mi	5/2.0	2,256 (+0%)	1mo	$118,000	$52	74
149 Warwick Ave	0.57mi	5/3.0	2,293 (+2%)	7mo	$110,000	$48	64
808 Smith St	0.56mi	5/2.0	2,320 (+3%)	7mo	$49,000	$21	59
286 Kenwood Ave	0.66mi	5/2.0	2,202 (-2%)	10mo	$160,000	$73	54
52 Madison St	0.54mi	4/2.0 (-1)	2,311 (+3%)	11mo	$140,000	$61	52
22 Gardiner Ave	0.69mi	4/2.0 (-1)	2,096 (-7%)	4mo	$100,000	$48	44
410 Genesee St	0.75mi	6/2.0 (+1)	2,170 (-3%)	8mo	$152,000	$70	43
290 Kenwood Ave	0.66mi	6/2.0 (+1)	2,370 (+6%)	11mo	$160,000	$68	42
231 Kenwood Ave	0.59mi	4/2.0 (-1)	2,439 (+9%)	14mo	$92,000	$38	38
98 Lime St	0.64mi	4/2.0 (-1)	1,978 (-12%)	10mo	$125,000	$63	33

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: 38.6%
• Equity multiple: 2.73×
• Total profit: $75,712
• Equity at exit: $23,737

10-year hold

• IRR: 46.7%
• Equity multiple: 6.27×
• Total profit: $230,175
• Equity at exit: $14,309

Cash invested: $43,680 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,143 high
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,340/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $1,405

Break-even live

Break-even rent $1,365

Max offer price $156,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,142
Total (2 units)			$3,143

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.43mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.50mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	0.76mi

Listing history 29 events

1. 2025-12-23
   status Pending
2. 2025-11-19
   listed $156,000 Active
3. 2023-02-15
   soldstatus $1
4. 2017-02-28
   soldstatus $40,000 Closed Sale or Rented 105-char remark

   Show marketing remark (105 chars)

   Best money maker around!! 3 family with seperate utilities, fully occupied for 46,900!! $1740 per month!!

5. 2017-02-14
   soldstatus $40,000
6. 2016-12-27
   status Pending Sale 105-char remark

   Show marketing remark (105 chars)

   Best money maker around!! 3 family with seperate utilities, fully occupied for 46,900!! $1740 per month!!

7. 2016-11-16
   price $43,900 105-char remark

   Show marketing remark (105 chars)

   Best money maker around!! 3 family with seperate utilities, fully occupied for 46,900!! $1740 per month!!

8. 2016-10-20
   price $44,900 105-char remark

   Show marketing remark (105 chars)

   Best money maker around!! 3 family with seperate utilities, fully occupied for 46,900!! $1740 per month!!

9. 2016-08-22
   listed $46,900 Active 105-char remark

   Show marketing remark (105 chars)

   Best money maker around!! 3 family with seperate utilities, fully occupied for 46,900!! $1740 per month!!

10. 2016-05-13
    price $44,900
11. 2016-05-09
    soldstatus $24,000 Closed Sale or Rented
12. 2016-05-02
    price $47,900
13. 2016-04-21
    price $49,900
14. 2016-03-30
    listed $44,900
15. 2016-02-15
    historical
16. 2015-11-16
    listed $53,000 Active
17. 2015-10-26
    price $53,000
18. 2015-10-06
    price $55,000
19. 2015-08-13
    listed $53,000
20. 2015-07-16
    historical
21. 2015-06-04
    price $60,900
22. 2015-06-03
    listed $65,000 Active
23. 2015-06-03
    historical
24. 2015-05-18
    price $60,900
25. 2015-05-13
    listed $63,000 Active
26. 2014-07-31
    soldstatus $6,000
27. 2009-10-21
    soldstatus $30,000
28. 1996-07-19
    soldstatus $40,000
29. 1995-05-04
    soldstatus $51,040

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $37,716
• − Mortgage interest: −$8,738
• − Property taxes: −$2,340
• − Insurance: −$780
• − Repairs & maintenance: −$3,017
• − Management: −$3,017
• − Depreciation: −$4,538
• Taxable income: $15,285
• Est. tax owed @ 24.0%: −$3,668
• After-tax cash flow: $13,190/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

+205.6% since first listed

29 events — show timeline

• 2025-12-23 Pending — UNYREIS
• 2025-11-19 Listed $156,000 UNYREIS
• 2023-02-15 Sold (Public Records) $1 Public Records
• 2017-02-28 Sold (MLS) $40,000 UNYREIS
• 2017-02-14 Sold (Public Records) $40,000 Public Records
• 2016-12-27 Pending — UNYREIS
• 2016-11-16 Price Changed $43,900 UNYREIS
• 2016-10-20 Price Changed $44,900 UNYREIS
• 2016-08-22 Listed $46,900 UNYREIS
• 2016-05-13 Price Changed $44,900 WNYREIS
• 2016-05-09 Sold (MLS) $24,000 UNYREIS
• 2016-05-02 Price Changed $47,900 WNYREIS
• 2016-04-21 Price Changed $49,900 WNYREIS
• 2016-03-30 Listed $44,900 UNYREIS
• 2016-02-15 Listing Removed — UNYREIS
• 2015-11-16 Listed $53,000 UNYREIS
• 2015-10-26 Price Changed $53,000 WNYREIS
• 2015-10-06 Price Changed $55,000 WNYREIS
• 2015-08-13 Listed $53,000 UNYREIS
• 2015-07-16 Listing Removed — UNYREIS
• 2015-06-04 Price Changed $60,900 UNYREIS
• 2015-06-03 Listed $65,000 UNYREIS
• 2015-06-03 Listing Removed — UNYREIS
• 2015-05-18 Price Changed $60,900 UNYREIS
• 2015-05-13 Listed $63,000 UNYREIS
• 2014-07-31 Sold (Public Records) $6,000 Public Records
• 2009-10-21 Sold (Public Records) $30,000 Public Records
• 1996-07-19 Sold (Public Records) $40,000 Public Records
• 1995-05-04 Sold (Public Records) $51,040 Public Records

Property tax history

-14.8%/yr

Latest (2025): $87 · +0.0% YoY. Source: county tax records.