41 Woodward St · Rochester, NY 14605

$89,900

5 bd · 2.0 ba · 1,912 sqft · Townhouse public records · 7 Days on market

Built 1900 3,971 sqft lot Est $84k · 7% over

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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
• Appreciation +5.4/10.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Turnkey Duplex in a hot Marketview Heights location with close proximity to the Rochester Public Market, Inner Loop and Downtown. This 2 unit property is currently vacant perfect for owner occupants or investors. Featuring 1 - 3 bedroom unit and 1 - 2 bedroom unit with separate utilities. Spacious and updated apartments. NEW C OF O PROVIDED AT CLOSING. Vinyl siding and updated furnaces help make this investment a no brainer for your portfolio. Add in the upside to this location with all the development happening around it. Don't miss out on this opportunity!

Key facts

• 2 parking spots
• Built 1900
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 19.5% 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: 32 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,957/mo this rent would consume 111% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $743 appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 8y 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 $48k; list at $90k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.18% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.25%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $84,128
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Woodward St	0.00mi	5/2.0	1,912 (0%)	1mo	$85,000	$44	99
134 Lewis St	0.25mi	4/2.0 (-1)	1,911 (-0%)	18mo	$75,000	$39	68
104 Weeger St	0.72mi	4/3.0 (-1)	1,920 (+0%)	22mo	$124,000	$65	39
56 Concord St	0.44mi	4/2.0 (-1)	2,161 (+13%)	18mo	$75,000	$35	38
183 Union St N	0.33mi	4/2.0 (-1)	2,194 (+15%)	24mo	$112,000	$51	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.7%
• Equity multiple: 3.54×
• Total profit: $64,038
• Equity at exit: $29,879

10-year hold

• IRR: 51.5%
• Equity multiple: 7.08×
• Total profit: $152,958
• Equity at exit: $39,086

Cash invested: $25,172 (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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$471
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $991

Break-even live

Break-even rent $702

Max offer price $89,900

Occupancy floor 44%

Sensitivity live

Price	-10% $1,042	-5% $1,017	+0% $991	+5% $966	+10% $940
Rent	-10% $837	-5% $914	+0% $991	+5% $1,069	+10% $1,146
Rate	-1.0pp $1,036	-0.5pp $1,014	base $991	+0.5pp $968	+1.0pp $944

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.85mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	1.12mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.20mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	1.28mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.37mi

Listing history 27 events

1. 2026-04-03
   status Pending
2. 2026-03-26
   listed $89,900 Active
3. 2025-09-04
   status Pending
4. 2025-09-04
   historical
5. 2025-08-11
   listed $79,900 Active
6. 2024-12-16
   status Active
7. 2024-11-23
   historical
8. 2024-11-08
   status Pending
9. 2024-10-24
   status Active
10. 2024-10-01
    status Pending
11. 2024-09-18
    price $80,000
12. 2024-08-23
    listed $89,900 Active
13. 2024-08-09
    historical
14. 2024-06-20
    listed $89,900 Active
15. 2024-03-30
    historical $700
16. 2024-03-13
    listed $700
17. 2024-01-28
    historical $900
18. 2024-01-18
    listed $900
19. 2023-11-24
    historical
20. 2023-10-14
    price $59,900
21. 2023-10-14
    price $60,000
22. 2023-09-06
    listed $69,888 Active
23. 2018-09-17
    soldstatus $48,000
24. 2018-09-14
    soldstatus $47,900 Closed Sale or Rented
25. 2018-07-23
    status Pending Sale
26. 2018-06-17
    listed $47,900 Active
27. 2008-10-21
    soldstatus $42,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $1,036 · $86/mo
• Expected delta: +$484/yr (+$40/mo · 87.5%)

ⓘ 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: $23,486
• − Mortgage interest: −$5,036
• − Property taxes: −$552
• − Insurance: −$450
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$2,615
• Taxable income: $11,075
• Est. tax owed @ 24.0%: −$2,658
• After-tax cash flow: $9,237/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• 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

+114.0% since first listed

27 events — show timeline

• 2026-04-03 Pending — UNYREIS
• 2026-03-26 Listed $89,900 UNYREIS
• 2025-09-04 Pending — UNYREIS
• 2025-09-04 Listing Removed — UNYREIS
• 2025-08-11 Listed $79,900 UNYREIS
• 2024-12-16 Relisted — UNYREIS
• 2024-11-23 Listing Removed — UNYREIS
• 2024-11-08 Pending — UNYREIS
• 2024-10-24 Relisted — UNYREIS
• 2024-10-01 Pending — UNYREIS
• 2024-09-18 Price Changed $80,000 UNYREIS
• 2024-08-23 Listed $89,900 UNYREIS
• 2024-08-09 Listing Removed — UNYREIS
• 2024-06-20 Listed $89,900 UNYREIS
• 2024-03-30 Rental Removed $700 APPFOLIO
• 2024-03-13 Listed for Rent $700 APPFOLIO
• 2024-01-28 Rental Removed $900 APPFOLIO
• 2024-01-18 Listed for Rent $900 APPFOLIO
• 2023-11-24 Listing Removed — UNYREIS
• 2023-10-14 Price Changed $59,900 UNYREIS
• 2023-10-14 Price Changed $60,000 UNYREIS
• 2023-09-06 Listed $69,888 UNYREIS
• 2018-09-17 Sold (Public Records) $48,000 Public Records
• 2018-09-14 Sold (MLS) $47,900 UNYREIS
• 2018-07-23 Pending — UNYREIS
• 2018-06-17 Listed $47,900 UNYREIS
• 2008-10-21 Sold (Public Records) $42,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $552 · +0.0% YoY. Source: county tax records.