24 Kenwood Ave · Rochester, NY 14611

$124,900

4 bd · 2.0 ba · 2,009 sqft · MultiFamily public records · 8 Days on market

Built 1919 6,534 sqft lot Est $104k · 20% 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 +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

WOW! 19th Ward Gem!! Walking distance from the University of Rochester, Strong Hospital and Brooks Landing! Investors dream with all separate utilities, 100% occupancy with positive CASH FLOW! Newer roof, hot water tank and furnace.

Key facts

• Separate furnaces
• 6,534 sq ft lot
• 2 garage spots

Tags

• TWO UNIT MULTIFAMILY PROPERTY
• SEPARATE UTILITY METERS
• SEPARATE FURNACES
• SEPARATE HOT WATER TANKS
• AMPLE OFF STREET PARKING
• TWO CAR DETACHED GARAGE

Property features AI

Finance

• Other: Owner pays all utilities / rent includes all utilities
• Financial info: Two separate electric meters; Two separate gas meters; Two total units; Gross income reported as $12,000; Operating expenses reported as $8,000 (includes electric, fuel, maintenance, utilities and other items noted)

Exterior

• Parking: Detached or attached garage with 2 spaces; Gravel and paved parking available; Multiple parking spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric system
• Home design: Two-story multiunit building; Resale property; Residential 2-unit zoning
• Construction: Built with aluminum siding, brick and frame construction; Copper plumbing; Asphalt roof; Existing (previously built)
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater
• Flooring: Carpet; Hardwood; Linoleum; Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Storm windows with wood frames; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Cap rate 21.6% 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; 11 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 $3,067/mo this rent would consume 117% 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 $864 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 (-2.9% appreciation + 6.4% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1919 — 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: 2.46% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.76%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $104,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Woodbine Ave	0.35mi	3/2.0 (-1)	2,000 (-0%)	8mo	$140,000	$70	72
22 Gardiner Ave	0.59mi	4/2.0	2,096 (+4%)	4mo	$100,000	$48	62
131 York St	0.30mi	5/3.0 (+1)	2,246 (+12%)	0mo	$156,000	$69	57
177 Clifton St	0.21mi	5/3.0 (+1)	1,768 (-12%)	6mo	$75,000	$42	56
367 Troup St	0.44mi	3/3.0 (-1)	2,000 (-0%)	17mo	$55,000	$28	55
286 Kenwood Ave	0.37mi	5/2.0 (+1)	2,202 (+10%)	10mo	$160,000	$73	54
127-129 Thorndale Ter	0.39mi	5/2.0 (+1)	2,147 (+7%)	17mo	$161,000	$75	51
149 Warwick Ave	0.29mi	5/3.0 (+1)	2,293 (+14%)	7mo	$110,000	$48	48
119-121 Thurston Rd	0.73mi	4/2.0	1,824 (-9%)	7mo	$185,000	$101	44
554 Campbell St	0.65mi	5/2.0 (+1)	2,256 (+12%)	1mo	$118,000	$52	43
271 Champlain St	0.65mi	4/2.0	1,784 (-11%)	15mo	$90,000	$50	38
101 Jefferson Ave	0.60mi	5/2.0 (+1)	2,258 (+12%)	18mo	$85,000	$38	31

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: 56.8%
• Equity multiple: 3.65×
• Total profit: $92,535
• Equity at exit: $19,005

10-year hold

• IRR: 62.9%
• Equity multiple: 8.41×
• Total profit: $259,142
• Equity at exit: $11,456

Cash invested: $34,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,067 high
• Mortgage (P&I): −$655
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $1,596

Break-even live

Break-even rent $1,047

Max offer price $124,900

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,068
Total (2 units)			$3,067

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.36mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	43d	1	0.54mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	0.59mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.68mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.71mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	0.79mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	1.04mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	1.04mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	2d	1	1.20mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	1.32mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	1.44mi

Listing history 13 events

1. 2026-06-05
   statusdays on market $124,900 Pending 8 DOM
2. 2026-06-03
   days on market $124,900 Active 7 DOM
3. 2026-06-03
   days on market $124,900 Active 6 DOM
4. 2026-06-01
   days on market $124,900 Active 5 DOM
5. 2026-05-31
   days on market $124,900 Active 4 DOM
6. 2026-05-27
   listed $124,900 Active
7. 2015-08-25
   soldstatus $59,000 Closed Sale or Rented 232-char remark

   Show marketing remark (232 chars)

   WOW! 19th Ward Gem!! Walking distance from the University of Rochester, Strong Hospital and Brooks Landing! Investors dream with all separate utilities, 100% occupancy with positive CASH FLOW! Newer roof, hot water tank and furnace.

8. 2015-08-21
   soldstatus $59,000
9. 2015-04-19
   listed $59,900 232-char remark

   Show marketing remark (232 chars)

   WOW! 19th Ward Gem!! Walking distance from the University of Rochester, Strong Hospital and Brooks Landing! Investors dream with all separate utilities, 100% occupancy with positive CASH FLOW! Newer roof, hot water tank and furnace.

10. 2014-09-27
    listed $59,900
11. 2014-08-01
    listed $55,900
12. 2013-09-21
    listed $59,500
13. 2013-04-10
    listed $64,500

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$335/yr (+$28/mo · 23.3%)

ⓘ 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 ≥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: $36,804
• − Mortgage interest: −$6,996
• − Property taxes: −$1,441
• − Insurance: −$624
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − Depreciation: −$3,633
• Taxable income: $18,220
• Est. tax owed @ 24.0%: −$4,373
• After-tax cash flow: $14,777/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

+93.6% since first listed

8 events — show timeline

• 2026-05-27 Listed $124,900 UNYREIS
• 2015-08-25 Sold (MLS) $59,000 UNYREIS
• 2015-08-21 Sold (Public Records) $59,000 Public Records
• 2015-04-19 Listed $59,900 UNYREIS
• 2014-09-27 Listed $59,900 UNYREIS
• 2014-08-01 Listed $55,900 UNYREIS
• 2013-09-21 Listed $59,500 UNYREIS
• 2013-04-10 Listed $64,500 UNYREIS

Property tax history

+5.4%/yr

Latest (2025): $1,441 · +0.0% YoY. Source: county tax records.