308 Brooks Ave · Rochester, NY 14619

$198,000

2 bd · 2.0 ba · 1,479 sqft · Townhouse public records · 132 Days on market

Built 1920 5,248 sqft lot Est $154k · 29% over

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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 +16.8/30.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• 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

(2) one bedroom apts. Down has Eat-In kitchen, lg bath & liv rm. Huge Walk-in closet/pantry. Off street parking. Up the street from Brooks Landing Hotel, Restaurant and re-development Project. On bus line. Fresh paint after every tenant change for past 25 yrs. Up has kit-eat-in area. Lg liv rm & bath, walk-in closet @ top of stairs. Also has framed in, insulated & carpeted attic for storage. Off st pkg & all same amenities as lower apt. Rents are under market value with opportunity to raise to increase income! Great investment with great net profit!

Key facts

• Close to parks
• Separate utilities
• 2 unit multi-family

Tags

• 2 UNIT MULTI-FAMILY
• SEPARATE UTILITIES
• OFF-STREET PARKING
• LARGE BACKYARD
• CLOSE TO STRONG HOSPITAL
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $198k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (13.3% below list).
• Recommended offer: $172k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 48 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 132 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $198k implies a 321% 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 $171,569 (13.3% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.87% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $153,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Ellicott St	0.21mi	3/2.0 (+1)	1,663 (+12%)	4mo	$173,001	$104	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-24,068
• Equity at exit: $29,522

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-10,803
• Equity at exit: $17,119

Cash invested: $55,440 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $127

Break-even live

Break-even rent $1,555

Max offer price $198,000

Occupancy floor 88%

Sensitivity live

Price	-10% $239	-5% $183	+0% $127	+5% $71	+10% $15
Rent	-10% $-9	-5% $59	+0% $127	+5% $195	+10% $262
Rate	-1.0pp $227	-0.5pp $177	base $127	+0.5pp $75	+1.0pp $23

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	0.22mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	45d	1	0.29mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	4d	1	0.29mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	16d	1	0.36mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	16d	1	0.37mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	4d	1	0.43mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	23d	1	0.45mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	4d	1	0.46mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	5d	1	0.50mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	45d	1	0.71mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	0.93mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	16d	1	1.05mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	16d	1	1.11mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	12d	1	1.19mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.23mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	16d	1	1.29mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	23d	1	1.32mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	4d	5	1.39mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	45d	1	1.41mi
51 Elmerston Rd Rochester, NY	3.0	2.0	1374	$2,400	$1.75	4d	1	1.48mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	25d	1	1.49mi

Listing history 14 events

1. 2025-08-16
   status Pending
2. 2025-07-09
   price $198,000
3. 2025-04-22
   price $199,900
4. 2025-04-05
   listed $209,900 Active
5. 2018-04-16
   soldstatus $47,000
6. 2018-04-02
   soldstatus $47,000 Closed Sale or Rented 579-char remark

   Show marketing remark (579 chars)

   (2) one bedroom apts. Down has Eat-In kitchen, lg bath & liv rm. Huge Walk-in closet/pantry. Off street parking. Up the street from Brooks Landing Hotel, Restaurant and re-development Project. On bus line. Fresh paint after every tenant change for past 25 yrs. Up has kit-eat-in area. Lg liv rm & bath, walk-in closet @ top of stairs. Also has framed in, insulated & carpeted attic for storage. Off st pkg & all same amenities as lower apt. Rents are under market value with opportunity to raise to increase income! Great investment with great net profit!

7. 2018-02-07
   status Pending Sale 579-char remark

   Show marketing remark (579 chars)

   (2) one bedroom apts. Down has Eat-In kitchen, lg bath & liv rm. Huge Walk-in closet/pantry. Off street parking. Up the street from Brooks Landing Hotel, Restaurant and re-development Project. On bus line. Fresh paint after every tenant change for past 25 yrs. Up has kit-eat-in area. Lg liv rm & bath, walk-in closet @ top of stairs. Also has framed in, insulated & carpeted attic for storage. Off st pkg & all same amenities as lower apt. Rents are under market value with opportunity to raise to increase income! Great investment with great net profit!

8. 2018-01-10
   status Under Contract- Do Not Show 579-char remark

   Show marketing remark (579 chars)

   (2) one bedroom apts. Down has Eat-In kitchen, lg bath & liv rm. Huge Walk-in closet/pantry. Off street parking. Up the street from Brooks Landing Hotel, Restaurant and re-development Project. On bus line. Fresh paint after every tenant change for past 25 yrs. Up has kit-eat-in area. Lg liv rm & bath, walk-in closet @ top of stairs. Also has framed in, insulated & carpeted attic for storage. Off st pkg & all same amenities as lower apt. Rents are under market value with opportunity to raise to increase income! Great investment with great net profit!

9. 2017-12-20
   price $53,900 579-char remark

   Show marketing remark (579 chars)

   (2) one bedroom apts. Down has Eat-In kitchen, lg bath & liv rm. Huge Walk-in closet/pantry. Off street parking. Up the street from Brooks Landing Hotel, Restaurant and re-development Project. On bus line. Fresh paint after every tenant change for past 25 yrs. Up has kit-eat-in area. Lg liv rm & bath, walk-in closet @ top of stairs. Also has framed in, insulated & carpeted attic for storage. Off st pkg & all same amenities as lower apt. Rents are under market value with opportunity to raise to increase income! Great investment with great net profit!

10. 2017-12-18
    listed $62,000 Active 579-char remark

    Show marketing remark (579 chars)

    (2) one bedroom apts. Down has Eat-In kitchen, lg bath & liv rm. Huge Walk-in closet/pantry. Off street parking. Up the street from Brooks Landing Hotel, Restaurant and re-development Project. On bus line. Fresh paint after every tenant change for past 25 yrs. Up has kit-eat-in area. Lg liv rm & bath, walk-in closet @ top of stairs. Also has framed in, insulated & carpeted attic for storage. Off st pkg & all same amenities as lower apt. Rents are under market value with opportunity to raise to increase income! Great investment with great net profit!

11. 2016-06-13
    historical
12. 2016-06-07
    listed $57,500 Active
13. 2008-07-01
    soldstatus $525
14. 2008-06-02
    listed $525

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$1,027/yr (+$86/mo · 79.4%)

ⓘ 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 2/10 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: $20,588
• − Mortgage interest: −$11,091
• − Property taxes: −$1,293
• − Insurance: −$990
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$5,760
• Taxable loss: −$1,840
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,963/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 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: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• 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

+244.3% since first listed

14 events — show timeline

• 2025-08-16 Pending — UNYREIS
• 2025-07-09 Price Changed $198,000 UNYREIS
• 2025-04-22 Price Changed $199,900 UNYREIS
• 2025-04-05 Listed $209,900 UNYREIS
• 2018-04-16 Sold (Public Records) $47,000 Public Records
• 2018-04-02 Sold (MLS) $47,000 UNYREIS
• 2018-02-07 Pending — UNYREIS
• 2018-01-10 Pending — UNYREIS
• 2017-12-20 Price Changed $53,900 UNYREIS
• 2017-12-18 Listed $62,000 UNYREIS
• 2016-06-13 Listing Removed — UNYREIS
• 2016-06-07 Listed $57,500 UNYREIS
• 2008-07-01 Sold (MLS) $525 UNYREIS
• 2008-06-02 Listed $525 UNYREIS

Property tax history

+4.0%/yr

Latest (2025): $1,293 · +0.0% YoY. Source: county tax records.