23 7th St · Rochester, NY 14609

$15,000

3 bd · 2.0 ba · 1,474 sqft · Townhouse public records · 38 Days on market

Built 1920 4,791 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Great value-add DUPLEX opportunity! Property sustained a house fire on or around 04/12/2026. This fully VACANT property features a front and rear unit, offering strong upside potential for investors with vision. The front unit is a 1-bedroom, 1-bath layout with in-unit laundry hookups, while the rear unit offers 2 bedrooms, 1 bath, and access to basement laundry. Off-street parking adds convenience, and the property is located near public transit. A solid opportunity to build equity and maximize returns. Delayed Negotiations until 04/28/2026 at 5:00 PM.

Key facts

• Near public transit
• Basement laundry
• Off-street parking

Tags

• IN-UNIT LAUNDRY HOOKUPS
• BASEMENT LAUNDRY
• OFF-STREET PARKING
• NEAR PUBLIC TRANSIT

Property features AI

Finance

• Financial info: Two total units; Two separate gas meters; Two separate electric meters; Operating expense details: see remarks; Owner pays: other / see remarks; Rent includes: see remarks

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Cable available; Public water connected; Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Wood siding; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Near public transit; Rectangular, wooded lot

Interior

• Kitchen: No specific appliances listed for kitchens
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Hardwood; Tile; Varied flooring
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas heating; Zoned heating; Forced air heating; Zoned cooling
• Interior features: Attic; Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 110.9% 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: 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 12.25% ✓
• Cap rate: 110.89%
• Cash-on-cash: 373.56%
• DSCR: 17.62
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $72,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Niagara St	0.42mi	3/2.0	1,470 (-0%)	9mo	$94,000	$64	72
86 Parsells Ave	0.27mi	3/2.0	1,485 (+1%)	22mo	$63,500	$43	68
479 Bay St	0.21mi	4/2.0 (+1)	1,418 (-4%)	15mo	$70,000	$49	66
520 Hayward Ave	0.41mi	2/2.0 (-1)	1,498 (+2%)	19mo	$115,000	$77	57
255 6th St	0.28mi	2/2.0 (-1)	1,362 (-8%)	15mo	$57,500	$42	57
336 Melville St	0.68mi	3/2.0	1,552 (+5%)	4mo	$170,000	$110	56
245 6th St	0.26mi	4/2.0 (+1)	1,580 (+7%)	24mo	$70,000	$44	51
244 Fernwood Ave	0.71mi	4/2.0 (+1)	1,524 (+3%)	11mo	$75,000	$49	48
1097 N Goodman St Unit 2UP	0.52mi	4/2.0 (+1)	1,541 (+4%)	21mo	$125,000	$81	46
163 Cedarwood Ter	0.68mi	3/2.0	1,648 (+12%)	6mo	$150,000	$91	43
1620 Clifford Ave	0.58mi	3/2.0	1,650 (+12%)	20mo	$58,000	$35	37
1407 E Main St	0.62mi	3/2.5	1,664 (+13%)	22mo	$81,000	$49	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 22.52×
• Total profit: $90,380
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 55.57×
• Total profit: $229,211
• Equity at exit: $1,297

Cash invested: $4,200 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$79
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $1,307

Break-even live

Break-even rent $182

Max offer price $15,000

Occupancy floor 24%

Sensitivity live

Price	-10% $1,358	-5% $1,312	+0% $1,307	+5% $1,303	+10% $1,299
Rent	-10% $1,162	-5% $1,235	+0% $1,307	+5% $1,380	+10% $1,453
Rate	-1.0pp $1,315	-0.5pp $1,311	base $1,307	+0.5pp $1,304	+1.0pp $1,300

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.14mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.31mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.35mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	0.35mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.46mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.48mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.51mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.57mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.70mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	0.79mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	0.81mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	16d	1	0.85mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.86mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	0.89mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	0.91mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	12d	1	0.92mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	16d	1	0.94mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.95mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.97mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.98mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	1.01mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	25d	1	1.03mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	1.06mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	15d	3	1.11mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	45d	1	1.13mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	1.13mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	12d	1	1.14mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	12d	1	1.14mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	25d	1	1.16mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.18mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	1.20mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	4d	15	1.23mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	45d	1	1.25mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	45d	1	1.27mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	1.27mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	12d	1	1.29mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	4d	1	1.30mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	4d	8	1.33mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	25d	1	1.33mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	1.34mi

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-16
   status Active
4. 2026-04-16
   price $15,000
5. 2026-03-03
   status Pending
6. 2026-02-20
   listed $25,000 Active
7. 2021-10-29
   soldstatus $42,000

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $22,045
• − Mortgage interest: −$840
• − Property taxes: −$707
• − Insurance: −$75
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$436
• Taxable income: $16,459
• Est. tax owed @ 24.0%: −$3,950
• After-tax cash flow: $11,739/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): 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

-64.3% since first listed

7 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-04-29 Contingent — UNYREIS
• 2026-04-16 Relisted — UNYREIS
• 2026-04-16 Price Changed $15,000 UNYREIS
• 2026-03-03 Pending — UNYREIS
• 2026-02-20 Listed $25,000 UNYREIS
• 2021-10-29 Sold (Public Records) $42,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $707 · +0.0% YoY. Source: county tax records.