19 Mercer St · Brockport, NY 14420

$399,900

7 bd · 4.0 ba · 3,542 sqft · MultiFamily public records · 6 Days on market

Built 1920 0.27 ac lot

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Why this score? — see what drove the C+ 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 +24.6/30.0
• 1% rule +8.4/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

RARE OPPORTUNITY for a 3 UNIT MULTI Family House in the Village of Brockport. Perfect opportunity for Owner Occupied where 2 Units can pay your mortgage. 2-2 Bedroom Units and 1-3 Bedroom Unit, Separate Electric Meters, 2 Gas Meters, and 2 Water Meters, Separate Entrances for all 3 Units. 2018 New Architectural Roof (Tear Off), Main Unit or Unit 1 has a separate basement and has Laundry in partially finished basement and Unit 2 and 3 have Laundry hook up in original basement. Huge Concrete Patio/Parking Lot in Back of house, Newer Shed with 220 Plug, RV Charging Hook Up Wire, Deck/Balcony with Awning (reinforced for Hot Tub), All Beams in Unit 1 have electrical wires roughed in for additional lighting or fans to be added, Television and Bracket on wall in Unit 1 included, Unit 1 Built in 2006 and framed with with 7" Logs adding an additional insulation R-Value, 1 New 2020 High Efficient Furnace, Hot Water on Demand for Unit 1, Gas Fireplace area framed and roughed in with electrical and gas lines, Andersen windows in Unit 1, All appliances stay in all Units (except 1 Freezer from Unit 1) Unit 1 has Central Air (A/C), Walking distance to SUNY Brockport

Key facts

• Formal dining room
• 0.27 acre lot
• 2 parking spots

Tags

• QUIET DEAD-END STREET
• HISTORIC ERIE CANAL DISTRICT
• SHORT WALK TO SUNY BROCKPORT
• SHOPS RESTAURANTS AMENITIES
• FORMAL DINING ROOM
• BONUS FINISHED BASEMENT SPACE

Property features AI

Finance

• Financial info: Owner pays trash collection and water (rental info); Rent includes trash collection and water; Operating expense details: see remarks

Exterior

• Parking: Paved parking; Parking available; Two or more spaces
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: 2-story property; Resale
• Construction: Block construction; Concrete construction; Vinyl siding; Wood siding; Asphalt shingle roof
• Exterior features: Deck; Patio; Fence (partial); Rectangular residential lot; City street frontage

Interior

• Flooring: Carpet; Hardwood; Laminate; Luxury vinyl; Varied flooring
• Bathrooms: 4 full bathrooms; 5 half bathrooms
• Heating & cooling: Central air; Window unit(s); Electric heating; Gas heating; Baseboard heating; Forced air heating
• Interior features: Cathedral ceilings; Sliding glass doors; Sliding doors; Programmable thermostat; Has basement (full, partially finished); Has fireplace (1)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive. Per door: $276/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Cap rate 8.8% vs local median 5.1% in Brockport — 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 73/100 on livability (#313 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $5,375/mo this rent would consume 85% of the median local household income ($76k/yr) (locally 472% 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 $3k of loan paydown is wiped out by about $12k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $306k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $399,900

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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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 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: 1.34% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-13,018
• Equity at exit: $59,626

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $52,466
• Equity at exit: $34,576

Cash invested: $111,972 (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 14420

• Home prices YoY: -10.6%
• Rents YoY: 2.7%
• Active inventory: 79
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $5,375 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$1,153 /mo · $13,840/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,129
• Net cashflow: $829

Break-even live

Break-even rent $4,325

Max offer price $399,900

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$5,376
Total (3 units)			$5,375

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $399,900 Active 6 DOM
2. 2026-06-17
   days on market $399,900 Active 5 DOM
3. 2026-06-16
   days on market $399,900 Active 4 DOM
4. 2026-06-15
   days on market $399,900 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $399,900 Active 1 DOM

ⓘ 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: $13,840 · $1,153/mo
• Projected year-2 tax: $13,840 · $1,153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $64,500
• − Mortgage interest: −$22,401
• − Property taxes: −$13,840
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,160
• − Management: −$5,160
• − Depreciation: −$11,633
• Taxable income: $4,306
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $8,917/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: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Brockport

• Score: 73/100
• State rank: #313
• US rank: #5216

Category grades

Amenities F Commute F Cost of living A Crime F Employment D+ Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockport, NY
• County: Monroe County · 674,131 people
• City population: 20,375
• Metro: Rochester, NY
• Population (ZIP): 20,375
• Household income: $75,577
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 472.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 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: ▼ -31.08%
• Current HPI: 261.3695
• Rent YoY: ▲ 2.72%
• 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

+23.1% since first listed

12 events — show timeline

• 2026-06-12 Listed $399,900 UNYREIS
• 2021-10-15 Sold (MLS) $305,900 UNYREIS
• 2021-10-04 Pending — UNYREIS
• 2021-08-11 Pending — UNYREIS
• 2021-08-01 Price Changed $309,900 UNYREIS
• 2021-07-23 Price Changed $314,900 UNYREIS
• 2021-06-28 Price Changed $319,900 UNYREIS
• 2021-06-17 Relisted — UNYREIS
• 2021-06-17 Pending — UNYREIS
• 2021-06-17 Relisted — UNYREIS
• 2021-06-11 Pending — UNYREIS
• 2021-06-04 Listed $324,900 UNYREIS

Property tax history

+9.5%/yr

Latest (2025): $13,840 · +6.6% YoY. Source: county tax records.