1069 N Goodman St · Rochester, NY 14609

$79,900

3 bd · 2.0 ba · 1,557 sqft · Townhouse public records · 12 Days on market

Built 1920 4,200 sqft lot Est $76k · 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 +5.4/15.0
• 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 MLS

Another Rockin' Rochester Property! This two family home consists of a one bedroom and a two bedroom apartment. Separate utilities. Furnaces are a few years old. Roof was a complete tear off when last done (not by this owner). Certificate of Occupancy expired in 2021. Price reflects some work needed for new C of O. Lower unit is vacant (needs cleanout), upper unit is occupied. Rent for one bdrm projected at $650/month. Rent for upper unit is

Key facts

• Upper lower duplex
• Spacious layouts
• Separate utilities

Tags

• UPPER LOWER DUPLEX
• SPACIOUS LAYOUTS
• LARGE LIVING SPACES
• EAT IN KITCHENS
• SEPARATE UTILITIES
• OFF STREET PARKING

Property features AI

Finance

• Other: Two total units; Separate gas meters for each unit; Separate electric meters for each unit; Unit 1: 2 bedrooms, 1 bath, living room, eat-in kitchen, oven/range and refrigerator included; Unit 2: 1 bedroom, 1 bath, living room, eat-in kitchen, porch, oven/range and refrigerator included
• Financial info: Owner pays water; Operating expenses include water/sewer

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Electricity available and connected (circuit breakers); Cable available; High-speed internet available
• Home design: Two-story multifamily property; Resale property; Stone foundation; Asphalt roof; Composite siding
• Construction: Built (existing); PEX plumbing
• Exterior features: Corner, rectangular residential lot (42 x 100); City street frontage

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Enclosed porch; Porch; Full basement
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 19.1% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 32% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1920 — 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 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: 2.19% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.61%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $76,293
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1097 N Goodman St Unit 2UP	0.02mi	4/2.0 (+1)	1,541 (-1%)	21mo	$125,000	$81	75
1620 Clifford Ave	0.13mi	3/2.0	1,650 (+6%)	20mo	$58,000	$35	68
336 Melville St	0.69mi	3/2.0	1,552 (-0%)	4mo	$170,000	$110	64
244 Fernwood Ave	0.40mi	4/2.0 (+1)	1,524 (-2%)	10mo	$75,000	$49	64
245 6th St	0.31mi	4/2.0 (+1)	1,580 (+2%)	24mo	$70,000	$44	58
479 Bay St	0.30mi	4/2.0 (+1)	1,418 (-9%)	15mo	$70,000	$49	54
851 Bay St	0.41mi	3/2.0	1,767 (+14%)	8mo	$156,000	$88	52
51 Niagara St	0.69mi	3/2.0	1,470 (-6%)	9mo	$94,000	$64	51
255 6th St	0.30mi	2/2.0 (-1)	1,362 (-12%)	15mo	$57,500	$42	47
86 Parsells Ave	0.58mi	3/2.0	1,485 (-5%)	22mo	$63,500	$43	47
72 Willite Dr	0.72mi	4/2.0 (+1)	1,486 (-5%)	15mo	$82,000	$55	41

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: 48.2%
• Equity multiple: 3.25×
• Total profit: $50,242
• Equity at exit: $11,913

10-year hold

• IRR: 55.8%
• Equity multiple: 7.91×
• Total profit: $154,488
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$419
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $850

Break-even live

Break-even rent $670

Max offer price $79,900

Occupancy floor 46%

Sensitivity live

Price	-10% $896	-5% $873	+0% $850	+5% $828	+10% $805
Rent	-10% $712	-5% $781	+0% $850	+5% $919	+10% $988
Rate	-1.0pp $891	-0.5pp $871	base $850	+0.5pp $830	+1.0pp $809

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	0.19mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.22mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.46mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	0.57mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.57mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	0.58mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.61mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.64mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	0.72mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.79mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.79mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	0.79mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.88mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.93mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	1.02mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	1.04mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	1.04mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	4d	1	1.04mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.05mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	1.20mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.23mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	1.24mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	1.29mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	1.31mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.33mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	1.34mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	1.38mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	1.38mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	1.41mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	4d	1	1.47mi

Listing history 26 events

1. 2026-06-10
   status $79,900 Pending 12 DOM
2. 2026-06-09
   days on market $79,900 Active 12 DOM
3. 2026-06-09
   days on market $79,900 Active 11 DOM
4. 2026-06-07
   days on market $79,900 Active 10 DOM
5. 2026-06-05
   days on market $79,900 Active 7 DOM
6. 2026-06-03
   days on market $79,900 Active 6 DOM
7. 2026-06-03
   days on market $79,900 Active 5 DOM
8. 2026-06-01
   days on market $79,900 Active 4 DOM
9. 2026-05-31
   days on market $79,900 Active 3 DOM
10. 2026-05-28
    listed $79,900 Active
11. 2024-03-11
    soldstatus $50,000 Closed 445-char remark

    Show marketing remark (445 chars)

    Another Rockin' Rochester Property! This two family home consists of a one bedroom and a two bedroom apartment. Separate utilities. Furnaces are a few years old. Roof was a complete tear off when last done (not by this owner). Certificate of Occupancy expired in 2021. Price reflects some work needed for new C of O. Lower unit is vacant (needs cleanout), upper unit is occupied. Rent for one bdrm projected at $650/month. Rent for upper unit is

12. 2024-03-11
    soldstatus $50,000

    Show marketing remark (445 chars)

    Another Rockin' Rochester Property! This two family home consists of a one bedroom and a two bedroom apartment. Separate utilities. Furnaces are a few years old. Roof was a complete tear off when last done (not by this owner). Certificate of Occupancy expired in 2021. Price reflects some work needed for new C of O. Lower unit is vacant (needs cleanout), upper unit is occupied. Rent for one bdrm projected at $650/month. Rent for upper unit is

13. 2024-01-15
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Another Rockin' Rochester Property! This two family home consists of a one bedroom and a two bedroom apartment. Separate utilities. Furnaces are a few years old. Roof was a complete tear off when last done (not by this owner). Certificate of Occupancy expired in 2021. Price reflects some work needed for new C of O. Lower unit is vacant (needs cleanout), upper unit is occupied. Rent for one bdrm projected at $650/month. Rent for upper unit is

14. 2024-01-02
    listed $55,000 Active 445-char remark

    Show marketing remark (445 chars)

    Another Rockin' Rochester Property! This two family home consists of a one bedroom and a two bedroom apartment. Separate utilities. Furnaces are a few years old. Roof was a complete tear off when last done (not by this owner). Certificate of Occupancy expired in 2021. Price reflects some work needed for new C of O. Lower unit is vacant (needs cleanout), upper unit is occupied. Rent for one bdrm projected at $650/month. Rent for upper unit is

15. 2020-03-04
    soldstatus $55,000
16. 2020-02-26
    soldstatus $55,000 Closed Sale or Rented 417-char remark

    Show marketing remark (417 chars)

    Another Rockin' Rochester investment property! A solid duplex with partially fenced yard, enclosed porch, newer tear off roof and furnaces. Separate utilities. One bedroom down, 2 bedrooms up. Photos of lower unit were taken as tenant was moving in. Photos of upper unit were taken as a tenant had just left. Gross annual income of $15,900. C of O expires 8/1/2021. Both units passed city lead tests in February 2018.

17. 2020-01-27
    status Pending Sale 417-char remark

    Show marketing remark (417 chars)

    Another Rockin' Rochester investment property! A solid duplex with partially fenced yard, enclosed porch, newer tear off roof and furnaces. Separate utilities. One bedroom down, 2 bedrooms up. Photos of lower unit were taken as tenant was moving in. Photos of upper unit were taken as a tenant had just left. Gross annual income of $15,900. C of O expires 8/1/2021. Both units passed city lead tests in February 2018.

18. 2020-01-14
    listed $59,900 Active 417-char remark

    Show marketing remark (417 chars)

    Another Rockin' Rochester investment property! A solid duplex with partially fenced yard, enclosed porch, newer tear off roof and furnaces. Separate utilities. One bedroom down, 2 bedrooms up. Photos of lower unit were taken as tenant was moving in. Photos of upper unit were taken as a tenant had just left. Gross annual income of $15,900. C of O expires 8/1/2021. Both units passed city lead tests in February 2018.

19. 2018-11-01
    soldstatus $56,000
20. 2018-10-31
    soldstatus $55,900 Closed Sale or Rented
21. 2018-09-12
    status Under Contract- Do Not Show
22. 2018-09-06
    listed $54,900 Active
23. 2014-01-24
    soldstatus $34,000
24. 2014-01-23
    soldstatus $34,000
25. 2013-09-30
    listed $37,000
26. 2011-05-17
    soldstatus $25,000

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$212/yr (+$18/mo · 22.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $20,960
• − Mortgage interest: −$4,476
• − Property taxes: −$926
• − Insurance: −$400
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$2,324
• Taxable income: $9,480
• Est. tax owed @ 24.0%: −$2,275
• After-tax cash flow: $7,929/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

+219.6% since first listed

17 events — show timeline

• 2026-05-28 Listed $79,900 UNYREIS
• 2024-03-11 Sold (Public Records) $50,000 Public Records
• 2024-03-11 Sold (MLS) $50,000 UNYREIS
• 2024-01-15 Pending — UNYREIS
• 2024-01-02 Listed $55,000 UNYREIS
• 2020-03-04 Sold (Public Records) $55,000 Public Records
• 2020-02-26 Sold (MLS) $55,000 UNYREIS
• 2020-01-27 Pending — UNYREIS
• 2020-01-14 Listed $59,900 UNYREIS
• 2018-11-01 Sold (Public Records) $56,000 Public Records
• 2018-10-31 Sold (MLS) $55,900 UNYREIS
• 2018-09-12 Pending — UNYREIS
• 2018-09-06 Listed $54,900 UNYREIS
• 2014-01-24 Sold (Public Records) $34,000 Public Records
• 2014-01-23 Sold (MLS) $34,000 UNYREIS
• 2013-09-30 Listed $37,000 UNYREIS
• 2011-05-17 Sold (Public Records) $25,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $926 · +0.0% YoY. Source: county tax records.