119 Rosewood Ter · Rochester, NY 14609

$350,000

28 bd · 16.0 ba · 5,400 sqft · MultiFamily · 69 Days on market

Built 1900 Fair condition 7,840 sqft lot $65/sqft · at area comps Est $340k · at est.

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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
• ARV discount +6.2/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Exceptional investment opportunity in the Beechwood neighborhood — a fully occupied, cash-flowing 4-family residential building generating over $4,000 per month in gross rental income. Featuring a strong unit mix of three (3) spacious 2-bedroom apartments and one (1) 1-bedroom apartment, this property offers immediate, reliable returns with additional upside potential. Currently fully rented, with Unit 1 and Unit 2 leases ending May 31st, creating the opportunity for the next owner to secure full market-value rents while maintaining strong in-place cash flow. All four units have been thoughtfully updated throughout, offering modern finishes that attract quality long-term tenants and support continued rent growth. The property carries a current Certificate of Occupancy, providing buyers with confidence and a clean path to financing. Off-street parking is included — a premium amenity in this neighborhood that adds tangible value for tenants and sets this asset apart from comparable listings. Situated in the Beechwood neighborhood, this property benefits from strong rental demand, convenient access to local amenities, and a stable residential community. Whether you’re an experienced investor expanding your portfolio or a savvy buyer entering the multi-family market, this turnkey asset checks every box: updated units, consistent income, off-street parking, and a current COO. NO DELAYED NEGOTIATIONS.

Key facts

• Strong unit mix
• Thoughtfully updated
• Modern finishes

Tags

• FULLY OCCUPIED
• CASH-FLOWING
• STRONG UNIT MIX
• THOUGHTFULLY UPDATED
• MODERN FINISHES
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 1×1bd/1ba units multifamily listed at $350k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $648/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 (+7.9%/yr); 199 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $6,343/mo this rent would consume 118% of the median local household income ($65k/yr) (locally 2183% 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $98k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $60k; list at $350k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.81% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.74%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $340,000
• List price: $350,000
• Delta: 2.94%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.44×
• Total profit: $141,228
• Equity at exit: $52,186

10-year hold

• IRR: 41.8%
• Equity multiple: 5.95×
• Total profit: $484,663
• Equity at exit: $30,262

Cash invested: $98,000 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $6,343 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,332
• Net cashflow: $2,592

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 54%

Sensitivity live

Price	-10% $2,834	-5% $2,713	+0% $2,592	+5% $2,471	+10% $2,350
Rent	-10% $2,091	-5% $2,342	+0% $2,592	+5% $2,843	+10% $3,093
Rate	-1.0pp $2,768	-0.5pp $2,681	base $2,592	+0.5pp $2,502	+1.0pp $2,409

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,830
1× unit	1	1	$1,514
Total (4 units)			$6,343

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $350,000 Active 69 DOM
2. 2026-06-17
   days on market $350,000 Active 68 DOM
3. 2026-06-16
   days on market $350,000 Active 67 DOM
4. 2026-06-15
   days on market $350,000 Active 66 DOM
5. 2026-06-13
   days on market $350,000 Active 64 DOM
6. 2026-06-13
   days on market $350,000 Active 63 DOM
7. 2026-06-10
   days on market $350,000 Active 61 DOM
8. 2026-06-09
   days on market $350,000 Active 60 DOM
9. 2026-06-09
   days on market $350,000 Active 59 DOM
10. 2026-06-07
    days on market $350,000 Active 58 DOM
11. 2026-06-05
    days on market $350,000 Active 55 DOM
12. 2026-06-03
    days on market $350,000 Active 54 DOM
13. 2026-06-03
    days on market $350,000 Active 53 DOM
14. 2026-06-01
    days on market $350,000 Active 52 DOM
15. 2026-05-31
    days on market $350,000 Active 51 DOM
16. 2026-04-24
    status Active 1436-char remark

    Show marketing remark (1436 chars)

    Exceptional investment opportunity in the Beechwood neighborhood — a fully occupied, cash-flowing 4-family residential building generating over $4,000 per month in gross rental income. Featuring a strong unit mix of three (3) spacious 2-bedroom apartments and one (1) 1-bedroom apartment, this property offers immediate, reliable returns with additional upside potential. Currently fully rented, with Unit 1 and Unit 2 leases ending May 31st, creating the opportunity for the next owner to secure full market-value rents while maintaining strong in-place cash flow. All four units have been thoughtfully updated throughout, offering modern finishes that attract quality long-term tenants and support continued rent growth. The property carries a current Certificate of Occupancy, providing buyers with confidence and a clean path to financing. Off-street parking is included — a premium amenity in this neighborhood that adds tangible value for tenants and sets this asset apart from comparable listings. Situated in the Beechwood neighborhood, this property benefits from strong rental demand, convenient access to local amenities, and a stable residential community. Whether you’re an experienced investor expanding your portfolio or a savvy buyer entering the multi-family market, this turnkey asset checks every box: updated units, consistent income, off-street parking, and a current COO. NO DELAYED NEGOTIATIONS.

17. 2026-04-23
    status Pending 1436-char remark

    Show marketing remark (1436 chars)

    Exceptional investment opportunity in the Beechwood neighborhood — a fully occupied, cash-flowing 4-family residential building generating over $4,000 per month in gross rental income. Featuring a strong unit mix of three (3) spacious 2-bedroom apartments and one (1) 1-bedroom apartment, this property offers immediate, reliable returns with additional upside potential. Currently fully rented, with Unit 1 and Unit 2 leases ending May 31st, creating the opportunity for the next owner to secure full market-value rents while maintaining strong in-place cash flow. All four units have been thoughtfully updated throughout, offering modern finishes that attract quality long-term tenants and support continued rent growth. The property carries a current Certificate of Occupancy, providing buyers with confidence and a clean path to financing. Off-street parking is included — a premium amenity in this neighborhood that adds tangible value for tenants and sets this asset apart from comparable listings. Situated in the Beechwood neighborhood, this property benefits from strong rental demand, convenient access to local amenities, and a stable residential community. Whether you’re an experienced investor expanding your portfolio or a savvy buyer entering the multi-family market, this turnkey asset checks every box: updated units, consistent income, off-street parking, and a current COO. NO DELAYED NEGOTIATIONS.

18. 2026-04-09
    listed $350,000 Active 1436-char remark

    Show marketing remark (1436 chars)

    Exceptional investment opportunity in the Beechwood neighborhood — a fully occupied, cash-flowing 4-family residential building generating over $4,000 per month in gross rental income. Featuring a strong unit mix of three (3) spacious 2-bedroom apartments and one (1) 1-bedroom apartment, this property offers immediate, reliable returns with additional upside potential. Currently fully rented, with Unit 1 and Unit 2 leases ending May 31st, creating the opportunity for the next owner to secure full market-value rents while maintaining strong in-place cash flow. All four units have been thoughtfully updated throughout, offering modern finishes that attract quality long-term tenants and support continued rent growth. The property carries a current Certificate of Occupancy, providing buyers with confidence and a clean path to financing. Off-street parking is included — a premium amenity in this neighborhood that adds tangible value for tenants and sets this asset apart from comparable listings. Situated in the Beechwood neighborhood, this property benefits from strong rental demand, convenient access to local amenities, and a stable residential community. Whether you’re an experienced investor expanding your portfolio or a savvy buyer entering the multi-family market, this turnkey asset checks every box: updated units, consistent income, off-street parking, and a current COO. NO DELAYED NEGOTIATIONS.

19. 2026-04-04
    historical
20. 2026-03-19
    listed $400,000 Active
21. 2015-05-15
    soldstatus $60,000 Closed Sale or Rented
22. 2015-02-16
    listed $66,900
23. 2011-11-01
    listed $79,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $76,116
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$6,089
• − Management: −$6,089
• − Depreciation: −$10,182
• Taxable income: $27,150
• Est. tax owed @ 24.0%: −$6,516
• After-tax cash flow: $24,590/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 4-family residential building requires significant exterior repairs and maintenance, including painting, roof replacement, and landscaping. Immediate updates will improve its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Age and potential leaks
• Major landscaping — Overgrown lawn and lack of landscaping

Value-add opportunities

• Both exterior painting — Enhances curb appeal and value
• Both roof replacement — Fixes major issue and improves value
• Both landscaping — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Age and potential leaks	Major	$15,000–50,000
landscaping · Overgrown lawn and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and value ↑
• Both roof replacement — Fixes major issue and improves value ↑
• Both landscaping — Improves curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+338.0% since first listed

8 events — show timeline

• 2026-04-24 Relisted — UNYREIS
• 2026-04-23 Pending — UNYREIS
• 2026-04-09 Listed $350,000 UNYREIS
• 2026-04-04 Listing Removed — UNYREIS
• 2026-03-19 Listed $400,000 UNYREIS
• 2015-05-15 Sold (MLS) $60,000 UNYREIS
• 2015-02-16 Listed $66,900 UNYREIS
• 2011-11-01 Listed $79,900 UNYREIS