105-107 Avenue E · Rochester, NY 14621

$99,000

7 bd · 2.5 ba · 2,824 sqft · MultiFamily public records · 8 Days on market

Built 1890 6,098 sqft lot Est $152k · 35% 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
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• 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

Another Rockin' Rochester investment property! City Northeast. Outstanding 2- Family great condition, fabulous rental income of $18,180/ year! Each apartment - 3 bedrooms 1.5 bath, Formal Dining Room, Eat-in Kitchen, 1st floor laundry, full attic & basement. . Front porch for both units, Roof 13yrs old, (tear off). New furnace in one unit. Thermopane windows. Natural trim and lots of charm! Parking for 4 vehicles. Outstanding value. Has current C of O but it is not transferrable. House in great shape. Should be easy to obtain new C of O. One tenant has lived there for over 10 years- makes the place sparkle! This one won't last long.

Key facts

• 6,098 sq ft lot
• Built 1890
• Listed 8 days

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$152,496) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $884/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Cap rate 27.7% 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 (+8.9%/yr); 114 active listings in the ZIP; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,103/mo this rent would consume 105% of the median local household income ($35k/yr) (locally 2756% 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 $684 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $51k; list at $99k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

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 1890 — 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: 3.13% ✓
• Cap rate: 27.72%
• Cash-on-cash: 76.52%
• DSCR: 4.40
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $152,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105-107 Avenue E	0.00mi	7/2.5	2,824 (0%)	0mo	$110,000	$39	100
75-77 Avenue B	0.19mi	6/2.0 (-1)	2,914 (+3%)	9mo	$180,000	$62	72
1737-1739 Saint Paul St	0.51mi	7/3.0	2,552 (-10%)	2mo	$115,000	$45	57
442-444 Maplewood Ave Ave	0.63mi	6/2.0 (-1)	2,926 (+4%)	1mo	$170,000	$58	56
20 Evergreen St	0.51mi	6/2.0 (-1)	2,652 (-6%)	4mo	$185,000	$70	56
133-135 Gorsline St	0.74mi	6/2.0 (-1)	2,730 (-3%)	3mo	$169,900	$62	51
233 Glenwood Ave	0.68mi	6/3.0 (-1)	2,728 (-3%)	7mo	$105,000	$38	50
118 Norton St	0.42mi	6/2.0 (-1)	2,438 (-14%)	4mo	$110,000	$45	48
1603 St Paul St	0.33mi	6/2.0 (-1)	2,410 (-15%)	11mo	$79,900	$33	44
27-29 Trenaman St	0.49mi	6/2.0 (-1)	2,454 (-13%)	7mo	$120,000	$49	43
8 Trenaman St	0.48mi	6/2.0 (-1)	2,426 (-14%)	10mo	$130,000	$54	38
210 Glenwood Ave #208	0.63mi	6/2.0 (-1)	2,480 (-12%)	15mo	$135,000	$54	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 82.1%
• Equity multiple: 5.08×
• Total profit: $112,983
• Equity at exit: $14,761

10-year hold

• IRR: 86.7%
• Equity multiple: 12.48×
• Total profit: $318,174
• Equity at exit: $8,560

Cash invested: $27,720 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,103 high
• Mortgage (P&I): −$519
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,768

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 38%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,104
Total (2 units)			$3,103

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-02-21
   status Pending
2. 2026-02-12
   listed $99,000 Active
3. 2025-12-03
   historical
4. 2025-09-03
   listed $125,000 Active
5. 2019-06-04
   soldstatus $51,250 Closed Sale or Rented 646-char remark

   Show marketing remark (646 chars)

   Another Rockin' Rochester investment property! City Northeast. Outstanding 2- Family great condition, fabulous rental income of $18,180/ year! Each apartment - 3 bedrooms 1.5 bath, Formal Dining Room, Eat-in Kitchen, 1st floor laundry, full attic & basement. . Front porch for both units, Roof 13yrs old, (tear off). New furnace in one unit. Thermopane windows. Natural trim and lots of charm! Parking for 4 vehicles. Outstanding value. Has current C of O but it is not transferrable. House in great shape. Should be easy to obtain new C of O. One tenant has lived there for over 10 years- makes the place sparkle! This one won't last long.

6. 2019-06-03
   soldstatus $51,250
7. 2019-02-22
   status Pending Sale 646-char remark

   Show marketing remark (646 chars)

   Another Rockin' Rochester investment property! City Northeast. Outstanding 2- Family great condition, fabulous rental income of $18,180/ year! Each apartment - 3 bedrooms 1.5 bath, Formal Dining Room, Eat-in Kitchen, 1st floor laundry, full attic & basement. . Front porch for both units, Roof 13yrs old, (tear off). New furnace in one unit. Thermopane windows. Natural trim and lots of charm! Parking for 4 vehicles. Outstanding value. Has current C of O but it is not transferrable. House in great shape. Should be easy to obtain new C of O. One tenant has lived there for over 10 years- makes the place sparkle! This one won't last long.

8. 2019-02-19
   listed $49,900 Active 646-char remark

   Show marketing remark (646 chars)

   Another Rockin' Rochester investment property! City Northeast. Outstanding 2- Family great condition, fabulous rental income of $18,180/ year! Each apartment - 3 bedrooms 1.5 bath, Formal Dining Room, Eat-in Kitchen, 1st floor laundry, full attic & basement. . Front porch for both units, Roof 13yrs old, (tear off). New furnace in one unit. Thermopane windows. Natural trim and lots of charm! Parking for 4 vehicles. Outstanding value. Has current C of O but it is not transferrable. House in great shape. Should be easy to obtain new C of O. One tenant has lived there for over 10 years- makes the place sparkle! This one won't last long.

9. 2014-08-29
   soldstatus $48,500
10. 2011-06-22
    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: $1,480 · $123/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$96/yr (+$8/mo · 6.5%)

ⓘ 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: $37,236
• − Mortgage interest: −$5,546
• − Property taxes: −$1,480
• − Insurance: −$495
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$2,880
• Taxable income: $20,878
• Est. tax owed @ 24.0%: −$5,011
• After-tax cash flow: $16,201/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+135.7% since first listed

10 events — show timeline

• 2026-02-21 Pending — UNYREIS
• 2026-02-12 Listed $99,000 UNYREIS
• 2025-12-03 Listing Removed — UNYREIS
• 2025-09-03 Listed $125,000 UNYREIS
• 2019-06-04 Sold (MLS) $51,250 UNYREIS
• 2019-06-03 Sold (Public Records) $51,250 Public Records
• 2019-02-22 Pending — UNYREIS
• 2019-02-19 Listed $49,900 UNYREIS
• 2014-08-29 Sold (Public Records) $48,500 Public Records
• 2011-06-22 Sold (Public Records) $42,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,480 · +0.0% YoY. Source: county tax records.