30 Strathallan Park · Rochester, NY 14607

$424,900

24 bd · 16.0 ba · 5,198 sqft · MultiFamily public records · 24 Days on market

Built 1900 8,500 sqft lot $82/sqft · 46% below area Est $792k · 46% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This amazing 4 family is in one of the most sought after locations. Walk to downtown, Park Avenue, The Strong National Museum of Play, Memorial Art Gallery, George Eastman House, Planetarium, Rochester Museum and Science Center, Public Market and more. There are 2-2 bedroom units and 2-1 bedroom units. Each unit is nicely appointed with lots of charm and leaded glass windows in many locations. Enjoy an afternoon beverage on the sun filled large open front porch. There is a spacious unfinished attic. There is plenty of off street parking for 4-6 cars. Rents are below market for this type of location and property. 2 days of showings: 9/29/23 from 11:30 am - 1:00 pm and & 10/1/23 @ 11:00 am - 12:30 pm. Delayed Negotiations: All Offers Due 10/2/23 @ Noon. Don't let this beautiful property pass you by.

Key facts

• Shared laundry
• Multi-family home
• 0.19 acre lot

Tags

• MULTI-FAMILY HOME
• 0.19 ACRE LOT
• LARGE COVERED FRONT PORCH
• PRIVATE COVERED BALCONY
• WALK-UP UNFINISHED ATTIC
• SHARED LAUNDRY

Property features AI

Finance

• Other: Owner pays grounds care and snow removal; rent includes gardener and snow removal
• Financial info: Gross monthly income reported as $4,525; Operating expenses include insurance, maintenance (structure and general), professional management, and water/sewer

Exterior

• Parking: Paved parking with two or more spaces available
• Utilities: Cable available; High-speed internet available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Multifamily building (4 units); 3 stories; Resale condition
• Construction: Stone and wood siding exterior; Copper plumbing; Asphalt roof; Block foundation; Built (existing structure)
• Exterior features: Balcony; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen or dining area with kitchen (varies by unit)
• Bedrooms: Four separate units: two 1-bedroom units and two 2-bedroom units (each unit listed with its level/lease details in records)
• Flooring: Hardwood; Ceramic tile; Tile; Varies
• Bathrooms: Four full bathrooms (one in each unit)
• Heating & cooling: Gas heating with forced air; Zoned heating and cooling
• Interior features: Leaded glass and thermal windows; Ceiling fans; Natural woodwork; Programmable thermostat; Satellite dish; Gas water heater
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 (+4.6%/yr); 56 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $8,510/mo this rent would consume 171% of the median local household income ($60k/yr) (locally 2034% 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 $13k 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 + 4.6% rent growth), your $119k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $418,526 (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 1900 — 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: 2.00% ✓
• Cap rate: 17.83%
• Cash-on-cash: 41.20%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

• ARV (median comp): $792,415
• List price: $424,900
• Delta: -46.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.72×
• Total profit: $205,141
• Equity at exit: $63,354

10-year hold

• IRR: 46.6%
• Equity multiple: 5.81×
• Total profit: $572,379
• Equity at exit: $36,738

Cash invested: $118,972 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 56
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $8,510 medium
• Mortgage (P&I): −$2,228
• Tax from tax record: −$233 /mo · $2,800/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,787
• Net cashflow: $4,084

Break-even live

Break-even rent $3,340

Max offer price $424,900

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$8,512
Total (4 units)			$8,510

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   price $424,900 1800-char remark
2. 2026-04-28
   listed $449,900 Active 1800-char remark
3. 2023-12-26
   soldstatus $440,000
4. 2023-12-21
   soldstatus $440,000 Closed Sale or Rented 815-char remark

   Show marketing remark (815 chars)

   This amazing 4 family is in one of the most sought after locations. Walk to downtown, Park Avenue, The Strong National Museum of Play, Memorial Art Gallery, George Eastman House, Planetarium, Rochester Museum and Science Center, Public Market and more. There are 2-2 bedroom units and 2-1 bedroom units. Each unit is nicely appointed with lots of charm and leaded glass windows in many locations. Enjoy an afternoon beverage on the sun filled large open front porch. There is a spacious unfinished attic. There is plenty of off street parking for 4-6 cars. Rents are below market for this type of location and property. 2 days of showings: 9/29/23 from 11:30 am - 1:00 pm and & 10/1/23 @ 11:00 am - 12:30 pm. Delayed Negotiations: All Offers Due 10/2/23 @ Noon. Don't let this beautiful property pass you by.

5. 2023-12-08
   status Pending Sale 815-char remark

   Show marketing remark (815 chars)

   This amazing 4 family is in one of the most sought after locations. Walk to downtown, Park Avenue, The Strong National Museum of Play, Memorial Art Gallery, George Eastman House, Planetarium, Rochester Museum and Science Center, Public Market and more. There are 2-2 bedroom units and 2-1 bedroom units. Each unit is nicely appointed with lots of charm and leaded glass windows in many locations. Enjoy an afternoon beverage on the sun filled large open front porch. There is a spacious unfinished attic. There is plenty of off street parking for 4-6 cars. Rents are below market for this type of location and property. 2 days of showings: 9/29/23 from 11:30 am - 1:00 pm and & 10/1/23 @ 11:00 am - 12:30 pm. Delayed Negotiations: All Offers Due 10/2/23 @ Noon. Don't let this beautiful property pass you by.

6. 2023-10-03
   status Under Contract- Do Not Show 815-char remark

   Show marketing remark (815 chars)

   This amazing 4 family is in one of the most sought after locations. Walk to downtown, Park Avenue, The Strong National Museum of Play, Memorial Art Gallery, George Eastman House, Planetarium, Rochester Museum and Science Center, Public Market and more. There are 2-2 bedroom units and 2-1 bedroom units. Each unit is nicely appointed with lots of charm and leaded glass windows in many locations. Enjoy an afternoon beverage on the sun filled large open front porch. There is a spacious unfinished attic. There is plenty of off street parking for 4-6 cars. Rents are below market for this type of location and property. 2 days of showings: 9/29/23 from 11:30 am - 1:00 pm and & 10/1/23 @ 11:00 am - 12:30 pm. Delayed Negotiations: All Offers Due 10/2/23 @ Noon. Don't let this beautiful property pass you by.

7. 2023-09-27
   listed $400,000 Active 815-char remark

   Show marketing remark (815 chars)

   This amazing 4 family is in one of the most sought after locations. Walk to downtown, Park Avenue, The Strong National Museum of Play, Memorial Art Gallery, George Eastman House, Planetarium, Rochester Museum and Science Center, Public Market and more. There are 2-2 bedroom units and 2-1 bedroom units. Each unit is nicely appointed with lots of charm and leaded glass windows in many locations. Enjoy an afternoon beverage on the sun filled large open front porch. There is a spacious unfinished attic. There is plenty of off street parking for 4-6 cars. Rents are below market for this type of location and property. 2 days of showings: 9/29/23 from 11:30 am - 1:00 pm and & 10/1/23 @ 11:00 am - 12:30 pm. Delayed Negotiations: All Offers Due 10/2/23 @ Noon. Don't let this beautiful property pass you by.

8. 1998-02-06
   soldstatus $160,000
9. 1994-11-14
   soldstatus $82,000

ⓘ 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: $2,800 · $233/mo
• Projected year-2 tax: $4,991 · $416/mo
• Expected delta: +$2,190/yr (+$183/mo · 78.2%)

ⓘ 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 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: $102,120
• − Mortgage interest: −$23,801
• − Property taxes: −$2,800
• − Insurance: −$2,124
• − Repairs & maintenance: −$8,170
• − Management: −$8,170
• − Depreciation: −$12,361
• Taxable income: $44,694
• Est. tax owed @ 24.0%: −$10,727
• After-tax cash flow: $38,285/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+418.2% since first listed

10 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-15 Price Changed $424,900 UNYREIS
• 2026-04-28 Listed $449,900 UNYREIS
• 2023-12-26 Sold (Public Records) $440,000 Public Records
• 2023-12-21 Sold (MLS) $440,000 UNYREIS
• 2023-12-08 Pending — UNYREIS
• 2023-10-03 Pending — UNYREIS
• 2023-09-27 Listed $400,000 UNYREIS
• 1998-02-06 Sold (Public Records) $160,000 Public Records
• 1994-11-14 Sold (Public Records) $82,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,800 · -2.8% YoY. Source: county tax records.