15-17 Sawyer St · Rochester, NY 14619

$119,000

4 bd · 2.0 ba · 2,140 sqft · MultiFamily public records · 7 Days on market

Built 1910 3,484 sqft lot $56/sqft · 36% below area Est $186k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Cash only sale please, both units are rented, 24 hour notice to view, please do drive by before making an appointment. Could be an owner occup. paying for all - live free. House needs some TLC

Key facts

• Separate utilities
• Double doors
• Full tear-off roof

Tags

• DOUBLE DOORS
• TWO-UNIT HOME
• SEPARATE UTILITIES
• HARDWOOD FLOORS
• FULL TEAR-OFF ROOF

Property features AI

Finance

• Financial info: Owner pays trash collection and water; rent includes trash collection and water; Operating expenses include trash

Exterior

• Parking: Common paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story residential 2-unit building; Existing construction
• Construction: Composite siding; Asphalt roof; Block foundation; Built as resale property
• Exterior features: Partial fencing; Fence; Near public transit; Rectangular lot (35 x 99)

Interior

• Kitchen: Gas water heater
• Bedrooms: Property contains multiple bedrooms across units
• Flooring: Hardwood; Linoleum; Vinyl; Varies
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood, linoleum and vinyl flooring in various areas; Full basement; Other interior features (see remarks)
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $119k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $925/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Cap rate 24.9% 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: 48 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $823 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $70k; list at $119k implies a 70% 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 $119,000

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 1910 — 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. 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.
8. 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.
9. 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: 2.78% ✓
• Cap rate: 24.95%
• Cash-on-cash: 66.63%
• DSCR: 3.96
• GRM: 3.0

CMA / ARV

• ARV (median comp): $186,050
• List price: $119,000
• Delta: -36.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Stratford Park	0.04mi	4/2.0	2,054 (-4%)	14mo	$155,000	$75	80
3-5 Ravenwood Ave	0.71mi	4/2.0	2,152 (+1%)	8mo	$210,000	$98	59
21 Arnett Blvd	0.51mi	5/2.0 (+1)	2,322 (+8%)	5mo	$79,777	$34	53
286 Kenwood Ave	0.66mi	5/2.0 (+1)	2,202 (+3%)	10mo	$160,000	$73	51
140 Weldon St	0.68mi	4/2.0	2,012 (-6%)	21mo	$170,000	$84	41
473 Sawyer St	0.66mi	4/2.0	2,378 (+11%)	13mo	$245,000	$103	40
231 Kenwood Ave	0.74mi	4/2.0	2,439 (+14%)	14mo	$92,000	$38	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.9%
• Equity multiple: 3.96×
• Total profit: $98,559
• Equity at exit: $17,743

10-year hold

• IRR: 70.2%
• Equity multiple: 8.13×
• Total profit: $237,602
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,308 high
• Mortgage (P&I): −$624
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $1,850

Break-even live

Break-even rent $966

Max offer price $119,000

Occupancy floor 39%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,308
Total (2 units)			$3,308

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	2d	1	0.51mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	0.54mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	0.67mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.67mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	0.70mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	0.79mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	2d	1	0.80mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.93mi
839 Elmwood Ave Rochester, NY	3.0	1.0	1500	$2,600	$1.73	23d	1	1.13mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.17mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.18mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	1.21mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	23d	1	1.27mi

Listing history 9 events

1. 2026-05-15
   listed $119,000 Active 621-char remark
2. 2024-03-12
   soldstatus $70,000
3. 2019-09-11
   soldstatus $59,900
4. 2016-11-09
   soldstatus $54,950
5. 2015-06-09
   soldstatus $47,500
6. 2012-02-10
   soldstatus $28,250 192-char remark

   Show marketing remark (192 chars)

   Cash only sale please, both units are rented, 24 hour notice to view, please do drive by before making an appointment. Could be an owner occup. paying for all - live free. House needs some TLC

7. 2012-02-08
   soldstatus $28,250
8. 2011-09-28
   listed $38,000 192-char remark

   Show marketing remark (192 chars)

   Cash only sale please, both units are rented, 24 hour notice to view, please do drive by before making an appointment. Could be an owner occup. paying for all - live free. House needs some TLC

9. 2009-01-07
   soldstatus $43,900

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$468/yr (+$39/mo · 43.4%)

ⓘ 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 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: $39,696
• − Mortgage interest: −$6,666
• − Property taxes: −$1,076
• − Insurance: −$595
• − Repairs & maintenance: −$3,176
• − Management: −$3,176
• − Depreciation: −$3,462
• Taxable income: $21,546
• Est. tax owed @ 24.0%: −$5,171
• After-tax cash flow: $17,029/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

+171.1% since first listed

10 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-15 Listed $119,000 UNYREIS
• 2024-03-12 Sold (Public Records) $70,000 Public Records
• 2019-09-11 Sold (Public Records) $59,900 Public Records
• 2016-11-09 Sold (Public Records) $54,950 Public Records
• 2015-06-09 Sold (Public Records) $47,500 Public Records
• 2012-02-10 Sold (MLS) $28,250 UNYREIS
• 2012-02-08 Sold (Public Records) $28,250 Public Records
• 2011-09-28 Listed $38,000 UNYREIS
• 2009-01-07 Sold (Public Records) $43,900 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,076 · -8.2% YoY. Source: county tax records.