471 Brooks Ave Ave · Rochester, NY 14619

$139,900

3 bd · 2.0 ba · 1,496 sqft · MultiFamily public records · 19 Days on market

Built 1915 5,227 sqft lot $94/sqft · 52% below area

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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 +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss your opportunity for this cash flowing 2 bed 1 bath, and 1 bed 1 bath duplex in the heart of the 19th ward. This home features gleaming Gum wood trim and oak floors. Many recent updates, including mechanicals and roofing. Ample off street parking and 1 car garage! Easy access to bus city / U of R bus routes! Established tenants current on rent. Rents are $735 & $1000 Utilities are separate - Tenants pays for their own except for water and refuse (refuse is included in your taxes). 1 bed expires 7/31/22 2 bed expires 4/30/22 If you want to be an owner occupant we can try to work with the current tenants to find other suitable housing in the area. If you're an investor, professional management is in place and can transfer. Delayed showings 7/30/21 at 12:30 PM Delayed negotiations until 8/1/21 at 5PM

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1915

Property features AI

Finance

• Financial info: Two-unit property with separate meters and current rents: one unit at $850/month, the other at $1,100/month; Operating expense details: see remarks; Owner pays: other (see remarks); Rent includes: see remarks

Exterior

• Parking: Detached or attached 2-car garage (garage present); Paved parking
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story multifamily (Residential 2 Unit)
• Construction: Composite siding; Asphalt roof; Block foundation; Built (existing structure)
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater (appliance)
• Bedrooms: One unit with 1 bedroom; One unit with 2 bedrooms
• Flooring: Carpet; Hardwood; Luxury vinyl; Varies
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom; Total of 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Other interior features (see remarks)
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: 48 active listings in the ZIP; 24 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 $967 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 (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.63% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 5.1

CMA / ARV

• ARV (median comp): $293,405
• List price: $139,900
• Delta: -52.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Thurston Rd	0.53mi	3/2.0	1,540 (+3%)	23mo	$131,000	$85	52
79 Arvine Hts	0.68mi	4/2.0 (+1)	1,596 (+7%)	3mo	$300,000	$188	50
136 Spruce Ave	0.39mi	4/2.0 (+1)	1,681 (+12%)	20mo	$165,000	$98	39

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: 21.4%
• Equity multiple: 1.88×
• Total profit: $34,348
• Equity at exit: $20,860

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $103,313
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$734
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $895

Break-even live

Break-even rent $1,141

Max offer price $139,900

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,152
1× unit	1	1	$1,122
Total (2 units)			$2,274

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	10d	1	0.03mi
793 Woodbine Ave Rochester, NY	4.0	1.0	1700	$2,200	$1.29	2d	1	0.13mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	2d	1	0.18mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	2d	1	0.28mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	43d	1	0.28mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	14d	1	0.35mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.36mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	14d	1	0.37mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	43d	1	0.40mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	0.43mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	2d	1	0.52mi
1317 Genesee St Rochester, NY	3.0	2.0	1720	$2,550	$1.48	2d	1	0.57mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	43d	1	0.90mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	43d	1	0.97mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.07mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	43d	1	1.07mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	1.08mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	19d	1	1.16mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	14d	1	1.18mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	43d	1	1.21mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	1.24mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	1.27mi
175 Lattimore Rd Rochester, NY	3.0	1.0	1480	$2,265	$1.53	14d	1	1.44mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.46mi

Listing history 15 events

1. 2026-05-12
   status Pending 864-char remark
2. 2026-05-03
   historical Active Under Contract 864-char remark
3. 2026-04-23
   listed $139,900 Active 864-char remark
4. 2026-04-10
   historical
5. 2026-03-30
   listed $139,900 Active
6. 2021-10-27
   soldstatus $127,000
7. 2021-10-07
   soldstatus $127,000 Closed Sale or Rented

   Show marketing remark (834 chars)

   Don't miss your opportunity for this cash flowing 2 bed 1 bath, and 1 bed 1 bath duplex in the heart of the 19th ward. This home features gleaming Gum wood trim and oak floors. Many recent updates, including mechanicals and roofing. Ample off street parking and 1 car garage! Easy access to bus city / U of R bus routes! Established tenants current on rent. Rents are $735 & $1000 Utilities are separate - Tenants pays for their own except for water and refuse (refuse is included in your taxes). 1 bed expires 7/31/22 2 bed expires 4/30/22 If you want to be an owner occupant we can try to work with the current tenants to find other suitable housing in the area. If you're an investor, professional management is in place and can transfer. Delayed showings 7/30/21 at 12:30 PM Delayed negotiations until 8/1/21 at 5PM

8. 2021-08-03
   status Under Contract- Do Not Show

   Show marketing remark (834 chars)

   Don't miss your opportunity for this cash flowing 2 bed 1 bath, and 1 bed 1 bath duplex in the heart of the 19th ward. This home features gleaming Gum wood trim and oak floors. Many recent updates, including mechanicals and roofing. Ample off street parking and 1 car garage! Easy access to bus city / U of R bus routes! Established tenants current on rent. Rents are $735 & $1000 Utilities are separate - Tenants pays for their own except for water and refuse (refuse is included in your taxes). 1 bed expires 7/31/22 2 bed expires 4/30/22 If you want to be an owner occupant we can try to work with the current tenants to find other suitable housing in the area. If you're an investor, professional management is in place and can transfer. Delayed showings 7/30/21 at 12:30 PM Delayed negotiations until 8/1/21 at 5PM

9. 2021-07-27
   listed $99,900 Active

   Show marketing remark (834 chars)

   Don't miss your opportunity for this cash flowing 2 bed 1 bath, and 1 bed 1 bath duplex in the heart of the 19th ward. This home features gleaming Gum wood trim and oak floors. Many recent updates, including mechanicals and roofing. Ample off street parking and 1 car garage! Easy access to bus city / U of R bus routes! Established tenants current on rent. Rents are $735 & $1000 Utilities are separate - Tenants pays for their own except for water and refuse (refuse is included in your taxes). 1 bed expires 7/31/22 2 bed expires 4/30/22 If you want to be an owner occupant we can try to work with the current tenants to find other suitable housing in the area. If you're an investor, professional management is in place and can transfer. Delayed showings 7/30/21 at 12:30 PM Delayed negotiations until 8/1/21 at 5PM

10. 2014-04-25
    soldstatus $54,900
11. 2014-04-24
    soldstatus $54,900
12. 2014-03-14
    historical
13. 2014-03-14
    listed $54,900
14. 2013-11-12
    listed $54,900
15. 2013-07-12
    listed $61,500

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: +$527/yr (+$44/mo · 40.2%)

ⓘ 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 2/10 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: $27,288
• − Mortgage interest: −$7,837
• − Property taxes: −$1,310
• − Insurance: −$700
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$4,070
• Taxable income: $9,006
• Est. tax owed @ 24.0%: −$2,161
• After-tax cash flow: $8,583/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
• 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

+127.5% since first listed

16 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-05-03 Contingent — UNYREIS
• 2026-05-01 Listing Removed — UNYREIS
• 2026-04-23 Listed $139,900 UNYREIS
• 2026-04-10 Listing Removed — UNYREIS
• 2026-03-30 Listed $139,900 UNYREIS
• 2021-10-27 Sold (Public Records) $127,000 Public Records
• 2021-10-07 Sold (MLS) $127,000 UNYREIS
• 2021-08-03 Pending — UNYREIS
• 2021-07-27 Listed $99,900 UNYREIS
• 2014-04-25 Sold (Public Records) $54,900 Public Records
• 2014-04-24 Sold (MLS) $54,900 UNYREIS
• 2014-03-14 Listed $54,900 UNYREIS
• 2014-03-14 Listing Removed — UNYREIS
• 2013-11-12 Listed $54,900 UNYREIS
• 2013-07-12 Listed $61,500 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $1,310 · -6.7% YoY. Source: county tax records.