54 Berry St · Rochester, NY 14609

$224,900

4 bd · 2.0 ba · 1,925 sqft · MultiFamily public records · 28 Days on market

Built 1920 5,040 sqft lot Est $183k · 23% over

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Why this score? — see what drove the D- 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 +16.6/30.0
• DSCR +5.2/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• 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

OPPORTUNITY! Investor or owner occupant. 2 Unit double with long term non lease tenant has been there 10 years. Down stairs unit has 1 bd. 1 ba, kitchen with appliances, living rm. upstairs owners, has 2 bed, 1 ba, living rm, kitchen with appliances, large walk out deck. hrdw. floors, natural woodwork. Being sold as is. Showings after 5PM on weekdays and anytime on weekends. Seller needs to find suitable property

Key facts

• 5,040 sq ft lot
• 2 parking spots
• Built 1920

Property features AI

Finance

• Other: Two total rental units; Each unit has separate gas and electric meters; Both units are month-to-month; Unit rents listed: one unit at $1,100; one unit at $850
• Financial info: Owner pays water and trash collection; Tenants pay all utilities; Rent includes water and trash collection; Operating expenses include trash

Exterior

• Parking: Two or more parking spaces
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected
• Home design: 2-story building; Residential two-unit zoning; Exterior siding includes brick and vinyl
• Construction: Built existing (previously constructed); Asphalt roof; Frame construction with brick and vinyl siding; Blown-in insulation; Copper and PEX plumbing; Block and stone foundation
• Exterior features: Partial fencing; Covered and open porches; Porch; Fence

Interior

• Kitchen: Eat-in kitchen and dining area in each unit; Oven/Range; Refrigerator
• Bedrooms: One unit with 3 bedrooms; One unit with 1 bedroom
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms total; Each unit has 1 full bathroom
• Heating & cooling: Gas heating; Forced-air heating
• Interior features: Leaded glass windows; Attic; Ceiling fans; Natural woodwork
• Laundry & utility: Washer and dryer present in units; Washer hookup available; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (12.6% below list).
• Recommended offer: $197k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 28 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $95k; list at $225k implies a 137% 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 $196,660 (12.6% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $182,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Sodus St	0.13mi	4/2.0	1,980 (+3%)	15mo	$301,000	$152	76
296 Parsells Ave	0.63mi	5/2.0 (+1)	1,904 (-1%)	4mo	$133,000	$70	60
349 Hazelwood	0.53mi	4/2.0	1,800 (-6%)	6mo	$166,000	$92	60
142-144 Bowman St	0.50mi	4/2.0	1,796 (-7%)	8mo	$115,000	$64	60
47 Bowman St	0.44mi	4/2.0	1,758 (-9%)	11mo	$225,000	$128	56
409 Melville St	0.49mi	4/2.5	1,755 (-9%)	7mo	$129,000	$74	55
1526 E Main St	0.52mi	4/2.0	1,792 (-7%)	18mo	$160,000	$89	49
154 Breck St	0.70mi	4/3.0	1,974 (+2%)	16mo	$210,000	$106	45
1432-1434 Culver Rd	0.74mi	4/2.0	1,962 (+2%)	21mo	$170,000	$87	45
33-35 Coventry Ave	0.44mi	5/2.0 (+1)	2,112 (+10%)	16mo	$357,000	$169	45
246 Cedarwood	0.39mi	4/2.0	1,640 (-15%)	16mo	$155,000	$95	44
86 Spencer Rd	0.61mi	4/3.5	2,192 (+14%)	24mo	$305,000	$139	22

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-17,652
• Equity at exit: $33,533

10-year hold

• IRR: 7.3%
• Equity multiple: 1.66×
• Total profit: $41,706
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $136

Break-even live

Break-even rent $1,794

Max offer price $224,900

Occupancy floor 88%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.20mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.40mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.54mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	0.64mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.76mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.86mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.86mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	0.91mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.24mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	1.25mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	1.25mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	2d	1	1.25mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.26mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	1.27mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.30mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.34mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.45mi

Listing history 19 events

1. 2026-06-15
   status $224,900 Pending 28 DOM
2. 2026-06-15
   days on market $224,900 Active 28 DOM
3. 2026-06-13
   days on market $224,900 Active 26 DOM
4. 2026-06-13
   days on market $224,900 Active 25 DOM
5. 2026-06-10
   days on market $224,900 Active 23 DOM
6. 2026-06-09
   days on market $224,900 Active 22 DOM
7. 2026-06-09
   days on market $224,900 Active 21 DOM
8. 2026-06-07
   days on market $224,900 Active 20 DOM
9. 2026-06-05
   days on market $224,900 Active 17 DOM
10. 2026-06-03
    days on market $224,900 Active 16 DOM
11. 2026-06-03
    days on market $224,900 Active 15 DOM
12. 2026-06-01
    days on market $224,900 Active 14 DOM
13. 2026-05-31
    days on market $224,900 Active 13 DOM
14. 2026-05-19
    listed $229,900 Active
15. 2019-09-16
    soldstatus $95,000
16. 2019-09-12
    soldstatus $95,000 Closed Sale or Rented 416-char remark

    Show marketing remark (416 chars)

    OPPORTUNITY! Investor or owner occupant. 2 Unit double with long term non lease tenant has been there 10 years. Down stairs unit has 1 bd. 1 ba, kitchen with appliances, living rm. upstairs owners, has 2 bed, 1 ba, living rm, kitchen with appliances, large walk out deck. hrdw. floors, natural woodwork. Being sold as is. Showings after 5PM on weekdays and anytime on weekends. Seller needs to find suitable property

17. 2019-07-30
    status Pending Sale 416-char remark

    Show marketing remark (416 chars)

    OPPORTUNITY! Investor or owner occupant. 2 Unit double with long term non lease tenant has been there 10 years. Down stairs unit has 1 bd. 1 ba, kitchen with appliances, living rm. upstairs owners, has 2 bed, 1 ba, living rm, kitchen with appliances, large walk out deck. hrdw. floors, natural woodwork. Being sold as is. Showings after 5PM on weekdays and anytime on weekends. Seller needs to find suitable property

18. 2019-07-26
    status Under Contract- Do Not Show 416-char remark

    Show marketing remark (416 chars)

    OPPORTUNITY! Investor or owner occupant. 2 Unit double with long term non lease tenant has been there 10 years. Down stairs unit has 1 bd. 1 ba, kitchen with appliances, living rm. upstairs owners, has 2 bed, 1 ba, living rm, kitchen with appliances, large walk out deck. hrdw. floors, natural woodwork. Being sold as is. Showings after 5PM on weekdays and anytime on weekends. Seller needs to find suitable property

19. 2019-07-22
    listed $89,900 Active 416-char remark

    Show marketing remark (416 chars)

    OPPORTUNITY! Investor or owner occupant. 2 Unit double with long term non lease tenant has been there 10 years. Down stairs unit has 1 bd. 1 ba, kitchen with appliances, living rm. upstairs owners, has 2 bed, 1 ba, living rm, kitchen with appliances, large walk out deck. hrdw. floors, natural woodwork. Being sold as is. Showings after 5PM on weekdays and anytime on weekends. Seller needs to find suitable property

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $2,765 · $230/mo
• Expected delta: +$1,036/yr (+$86/mo · 60.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $23,599
• − Mortgage interest: −$12,598
• − Property taxes: −$1,728
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$6,543
• Taxable loss: −$2,170
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $2,159/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: 74,252
• 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

+155.7% since first listed

6 events — show timeline

• 2026-05-19 Listed $229,900 UNYREIS
• 2019-09-16 Sold (Public Records) $95,000 Public Records
• 2019-09-12 Sold (MLS) $95,000 UNYREIS
• 2019-07-30 Pending — UNYREIS
• 2019-07-26 Pending — UNYREIS
• 2019-07-22 Listed $89,900 UNYREIS

Property tax history

+4.2%/yr

Latest (2025): $1,728 · +0.0% YoY. Source: county tax records.