81 Gillette St · Rochester, NY 14619

$179,900

4 bd · 2.0 ba · 2,224 sqft · Townhouse · 11 Days on market

Built 1926 Good condition 5,880 sqft lot Est $220k · 18% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're looking to expand your investment portfolio or live in one unit while generating rental income from the other, 81 Gillette St offers flexibility, character, and an unbeatable location near some of Rochester’s largest employers and universities. Conveniently positioned, this duplex is just minutes from the University of Rochester, Strong Memorial Hospital, and RIT. Inside, both nearly identical units offer a comfortable and functional layout with 2 bedrooms, 1 full bathroom, a living room, dining room, and a bonus den — perfect for a home office, study space, or playroom. Original hardwood floors, beautiful natural trim, and charming details give the home warmth an

Key facts

• Separate utilities
• Manageable backyard
• Roof replacement

Tags

• SEPARATE UTILITIES
• BASEMENT LAUNDRY AREA
• BRAND-NEW HVAC SYSTEM
• REPLACEMENT WINDOWS
• ROOF REPLACEMENT
• MANAGEABLE BACKYARD

Property features AI

Finance

• Financial info: Tenant pays all utilities; Multi-unit property with 2 total units; Separate gas and electric meters for each unit

Exterior

• Parking: Attached garage with about 2.5 spaces; Paved parking; Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Resale condition; Vinyl siding
• Construction: Vinyl siding construction; Existing structure
• Exterior features: Corner lot; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1926 — 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: 1.18% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $220,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541-543 Brooks Ave	0.12mi	4/2.0	2,270 (+2%)	19mo	$275,000	$121	75
1339 Genesee St	0.52mi	4/2.0	2,158 (-3%)	1mo	$245,000	$114	70
228 Genesee Park Blvd	0.25mi	4/2.0	2,108 (-5%)	17mo	$182,000	$86	65
255 Genesee Park Blvd	0.26mi	4/2.0	2,064 (-7%)	17mo	$175,000	$85	62
237 Genesee Park Blvd	0.27mi	4/2.0	2,131 (-4%)	24mo	$233,000	$109	60
27 Stanfield	0.21mi	4/2.0	1,920 (-14%)	11mo	$194,000	$101	58
66-68 Pioneer St	0.33mi	4/2.0	2,352 (+6%)	21mo	$220,000	$94	58
182 Scottsville Rd	0.43mi	4/2.0	2,181 (-2%)	23mo	$216,500	$99	58
55 Hillendale St	0.40mi	4/2.0	1,960 (-12%)	17mo	$192,500	$98	47
257 Barton St St	0.62mi	5/2.0 (+1)	2,517 (+13%)	1mo	$260,000	$103	43
875 Genesee Park Blvd	0.52mi	4/2.0	2,526 (+14%)	17mo	$195,000	$77	39
85 Brooks Ave	0.59mi	5/2.0 (+1)	2,538 (+14%)	16mo	$228,000	$90	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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,463
• Equity at exit: $26,824

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $34,469
• Equity at exit: $15,554

Cash invested: $50,372 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $434

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 75%

Sensitivity live

Price	-10% $559	-5% $496	+0% $434	+5% $372	+10% $310
Rent	-10% $266	-5% $350	+0% $434	+5% $518	+10% $602
Rate	-1.0pp $525	-0.5pp $480	base $434	+0.5pp $388	+1.0pp $340

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	3d	1	0.14mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	3d	1	0.21mi
79 Evangeline St Rochester, NY	3.0	2.0	1876	$2,500	$1.33	3d	1	0.39mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	0.43mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	0.43mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	3d	1	0.52mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.21mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.38mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	1.40mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	15d	1	1.40mi

Listing history 8 events

1. 2026-06-09
   statusdays on market $179,900 Pending 11 DOM
2. 2026-06-07
   statusdays on market $179,900 Active Under Contract 10 DOM
3. 2026-06-05
   days on market $179,900 Active 7 DOM
4. 2026-06-03
   days on market $179,900 Active 6 DOM
5. 2026-06-03
   days on market $179,900 Active 5 DOM
6. 2026-06-01
   days on market $179,900 Active 4 DOM
7. 2026-05-31
   days on market $179,900 Active 3 DOM
8. 2026-05-28
   listed $179,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,481
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$5,233
• Taxable income: $2,495
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $4,612/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with minimal repairs needed. A fresh coat of paint and some interior updates would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — A fresh coat of paint can enhance the curb appeal and increase the home's value.
• Both Replace the front door — A new front door can improve the home's curb appeal and increase its rental value.
• Both Install new windows — New windows can improve energy efficiency and increase the home's resale value.
• Both Update the interior paint — Fresh paint can make the interior look more inviting and increase the home's value.
• Both Upgrade the HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing the home's value and rental appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — A fresh coat of paint can enhance the curb appeal and increase the home's value. ↑
• Both Replace the front door — A new front door can improve the home's curb appeal and increase its rental value. ↑
• Both Install new windows — New windows can improve energy efficiency and increase the home's resale value. ↑
• Both Update the interior paint — Fresh paint can make the interior look more inviting and increase the home's value. ↑
• Both Upgrade the HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing the home's value and rental appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-28 Listed $179,900 UNYREIS