325-327 Grand Ave · Rochester, NY 14609

$149,900

5 bd · 2.0 ba · 2,026 sqft · MultiFamily public records · 22 Days on market

Built 1920 6,020 sqft lot $74/sqft · 16% below area Est $179k · 16% 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 +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks MLS

Rents are $675+, $650+ and garage rents for $50/month. Spacious home with large rooms, some replacement windows, newer roof (2007), garage roof in 2008, exterior painted in 2010. Excellent moneymaker

Key facts

• 6,020 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• Financial info: Owner pays grounds care, snow removal, and water; Operating expenses include insurance and water/sewer; Two rental units with current rents: one at $1,250 and one at $875

Exterior

• Parking: Detached or attached garage with 2 spaces; Paved parking; Two or more parking spaces
• Utilities: Public water connected; Sewer connected; Electric service with separate meters
• Home design: Two-story multifamily building; Resale property
• Construction: Fiber cement and wood siding exterior
• Exterior features: Rectangular residential lot; Near public transit; City street frontage; Porch on one unit

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Eat-in kitchen in both units
• Bedrooms: One 3-bedroom unit; One 2-bedroom unit
• Flooring: Hardwood; Vinyl; Varies by area
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and vinyl flooring; some areas vary; Full basement
• Laundry & utility: Gas water heater; Separate gas and electric meters for each unit

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $731/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,049/mo this rent would consume 57% of the median local household income ($65k/yr) (locally 2183% 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 $1k 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 + 7.9% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $40k; list at $150k implies a 275% 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 $147,651 (1.5% below list)

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. 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: 2.03% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (median comp): $178,853
• List price: $149,900
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 Parsells Ave	0.12mi	5/2.0	1,904 (-6%)	4mo	$133,000	$70	81
—	0.25mi	5/3.0	1,962 (-3%)	6mo	$81,000	$41	74
1286 E Main St	0.35mi	5/2.0	2,212 (+9%)	8mo	$130,000	$59	62
1322 E Main St	0.31mi	6/2.0 (+1)	2,229 (+10%)	7mo	$150,900	$68	58
3 Norwood St	0.69mi	4/2.0 (-1)	1,992 (-2%)	3mo	$392,000	$197	57
349 Hazelwood	0.34mi	4/2.0 (-1)	1,800 (-11%)	6mo	$166,000	$92	56
37 Diringer Pl	0.43mi	6/2.0 (+1)	2,160 (+7%)	10mo	$130,000	$60	55
409 Melville St	0.33mi	4/2.5 (-1)	1,755 (-13%)	7mo	$129,000	$74	50
142-144 Bowman St	0.54mi	4/2.0 (-1)	1,796 (-11%)	8mo	$115,000	$64	44
47 Bowman St	0.42mi	4/2.0 (-1)	1,758 (-13%)	11mo	$225,000	$128	44
22 5th St	0.59mi	4/2.0 (-1)	1,803 (-11%)	7mo	$110,000	$61	43
188 Cummings St	0.71mi	4/2.0 (-1)	1,738 (-14%)	10mo	$146,500	$84	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 3.01×
• Total profit: $84,506
• Equity at exit: $22,351

10-year hold

• IRR: 51.8%
• Equity multiple: 7.31×
• Total profit: $264,866
• Equity at exit: $12,961

Cash invested: $41,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,049 high
• Mortgage (P&I): −$786
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $1,461

Break-even live

Break-even rent $1,199

Max offer price $149,900

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,462
1× unit	3	1	$1,587
Total (2 units)			$3,049

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.09mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	1.25mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.30mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.31mi

Listing history 11 events

1. 2026-06-03
   statusdays on market $149,900 Pending 22 DOM
2. 2026-06-01
   days on market $149,900 Active 21 DOM
3. 2026-05-31
   days on market $149,900 Active 20 DOM
4. 2026-05-11
   listed $149,900 Active 398-char remark
5. 2017-07-21
   soldstatus $40,000 Closed Sale or Rented 200-char remark

   Show marketing remark (200 chars)

   Rents are $675+, $650+ and garage rents for $50/month. Spacious home with large rooms, some replacement windows, newer roof (2007), garage roof in 2008, exterior painted in 2010. Excellent moneymaker

6. 2017-07-17
   soldstatus $40,000
7. 2017-01-25
   status Pending Sale 200-char remark

   Show marketing remark (200 chars)

   Rents are $675+, $650+ and garage rents for $50/month. Spacious home with large rooms, some replacement windows, newer roof (2007), garage roof in 2008, exterior painted in 2010. Excellent moneymaker

8. 2017-01-06
   listed $49,900 Active 200-char remark

   Show marketing remark (200 chars)

   Rents are $675+, $650+ and garage rents for $50/month. Spacious home with large rooms, some replacement windows, newer roof (2007), garage roof in 2008, exterior painted in 2010. Excellent moneymaker

9. 2011-07-27
   soldstatus $40,000
10. 2011-07-22
    soldstatus $40,000

    Show marketing remark (537 chars)

    This 5/5 two-family is well maintained and comes with a BRAND NEW Certificate of Occupancy! Special features include: 2 car detached garage w/ 1 electric opener, 2 stoves, 1 refrigerator, 1 washer, 1 dryer, full attic & basement, hardwoods, replacement windows, freshly painted exterior 2010, house roof 2007, garage roof 2008, private entries, lower unit rented to happy tenant @$550, upper unit recently vacated by long term tenant intentionally being left open, separate utilities, & good overall condition. PRICED TO MOVE!

11. 2011-02-05
    listed $44,900

    Show marketing remark (537 chars)

    This 5/5 two-family is well maintained and comes with a BRAND NEW Certificate of Occupancy! Special features include: 2 car detached garage w/ 1 electric opener, 2 stoves, 1 refrigerator, 1 washer, 1 dryer, full attic & basement, hardwoods, replacement windows, freshly painted exterior 2010, house roof 2007, garage roof 2008, private entries, lower unit rented to happy tenant @$550, upper unit recently vacated by long term tenant intentionally being left open, separate utilities, & good overall condition. PRICED TO MOVE!

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,861 · $155/mo
• Expected delta: +$673/yr (+$56/mo · 56.6%)

ⓘ 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: $36,588
• − Mortgage interest: −$8,397
• − Property taxes: −$1,188
• − Insurance: −$750
• − Repairs & maintenance: −$2,927
• − Management: −$2,927
• − Depreciation: −$4,361
• Taxable income: $16,039
• Est. tax owed @ 24.0%: −$3,849
• After-tax cash flow: $13,685/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

+233.9% since first listed

9 events — show timeline

• 2026-06-03 Pending — UNYREIS
• 2026-05-11 Listed $149,900 UNYREIS
• 2017-07-21 Sold (MLS) $40,000 UNYREIS
• 2017-07-17 Sold (Public Records) $40,000 Public Records
• 2017-01-25 Pending — UNYREIS
• 2017-01-06 Listed $49,900 UNYREIS
• 2011-07-27 Sold (Public Records) $40,000 Public Records
• 2011-07-22 Sold (MLS) $40,000 UNYREIS
• 2011-02-05 Listed $44,900 UNYREIS

Property tax history

+1.4%/yr

Latest (2025): $1,188 · -4.2% YoY. Source: county tax records.