215 Edgerton St · Rochester, NY 14607

$430,000

4 bd · 3.0 ba · 3,255 sqft · MultiFamily public records · 6 Days on market

Built 1900 6,050 sqft lot Est $378k · 14% 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 +5.1/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.3/15.0
• 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

SPECTACULAR TWO FAMILY WITH GORGEOUS TWO-STORY OWNER'S UNIT IN SOUGHT AFTER PARK AVE. LARGE OWNER'S UNIT LIVES LIKE SINGLE FAMILY WITH SPACIOUS FORMAL LIVING & DINING ROOMS, TWO FULL BATHS, REAR SLEEPING PORCH & GOOD SIZE BEDROOMS. BOTH UNITS HAVE CLASSIC DETAILS SUCH AS LEADED GLASS, HARDWOOD FLOORS, BUILT-IN BOOKSHELVES, WOOD BURNING FIREPLACES, MOLDINGS & MORE. FANTASTIC RENTAL UNIT W/ GREAT RENTAL HISTORY (8 MONTHS INTO 2 YEAR LEASE) IS GREAT WAY TO OFFSET GOOD PORTION OF MORTGAGE. SEPARATE UTILITIES. FRONT & REAR PORCHES. BEAUTIFUL REAR PATIO. ABSOLUTE MUST SEE FOR PARK AVE MULTI BUYERS!

Key facts

• Income potential
• Inviting front porch
• Lovely backyard

Tags

• INVITING FRONT PORCH
• LANDSCAPED ENTRY
• LOVELY BACKYARD
• PERENNIALS AND FLOWERING TREES
• INCOME POTENTIAL
• GRACIOUS MAIN LIVING LEVEL

Property features AI

Finance

• Financial info: Multifamily building with 2 total units and 2 units in the community; Separate gas and electric meters for each unit; Operating expenses include maintenance, trash, and water; Owner pays trash collection and water; rent includes trash and water; Unit 1 actual rent $1,200 (unit is leased)

Exterior

• Parking: Paved parking; At least two parking spaces; Detached or attached garage with 1-car capacity
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Wood siding; Stone foundation; Resale property; City street frontage; Rectangular residential lot (approximately 50 x 121)
• Construction: Wood siding construction; Stone foundation; Existing (previously built) structure
• Exterior features: Enclosed porch; Covered porch; Open porch; Patio

Interior

• Kitchen: Unit 1: Oven/Range, Refrigerator, Eat-in kitchen; Unit 2: Dishwasher, Oven/Range, Refrigerator, Microwave
• Bedrooms: One 1-bedroom unit (leased through May 31, 2027); One 4-bedroom unit
• Flooring: Carpet; Hardwood; Tile; Varies by area
• Bathrooms: Three full bathrooms; One half bathroom; Each unit has its own bathroom(s) (separate counts per unit)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Leaded glass windows; Attic; Cedar closets; Ceiling fans; Programmable thermostat; Full basement
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $383k (11.0% below list).
• Recommended offer: $383k (11.0% 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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,826/mo this rent would consume 77% 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $270k; list at $430k implies a 59% 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 $382,600 (11.0% below list)

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. 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: 0.89% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $377,580
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Rutgers St St	0.27mi	4/3.0	3,201 (-2%)	0mo	$440,000	$137	84
8 Rowley St	0.58mi	4/—	3,199 (-2%)	4mo	$300,000	$94	67
735 Harvard St	0.46mi	4/3.5	3,026 (-7%)	4mo	$285,000	$94	61
164 Brunswick St	0.42mi	4/4.0	3,015 (-7%)	14mo	$480,000	$159	52
27 Vick Park A	0.43mi	4/4.0	3,501 (+8%)	19mo	$405,000	$116	47
110 Park Ave	0.70mi	5/— (+1)	3,644 (+12%)	3mo	$644,330	$177	40
33 Amherst St	0.48mi	4/4.0	2,811 (-14%)	16mo	$259,900	$92	38
10 Brighton St	0.60mi	3/2.0 (-1)	2,832 (-13%)	22mo	$249,000	$88	23
419 Meigs St	0.67mi	5/5.5 (+1)	2,781 (-15%)	23mo	$325,000	$117	11

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-47,106
• Equity at exit: $64,114

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $6,328
• Equity at exit: $37,179

Cash invested: $120,400 (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: 55
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $3,826 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$331 /mo · $3,974/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $257

Break-even live

Break-even rent $3,500

Max offer price $430,000

Occupancy floor 88%

Sensitivity live

Price	-10% $501	-5% $379	+0% $257	+5% $136	+10% $14
Rent	-10% $-45	-5% $106	+0% $257	+5% $408	+10% $560
Rate	-1.0pp $474	-0.5pp $367	base $257	+0.5pp $146	+1.0pp $32

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,826
Total (2 units)			$3,826

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	45d	1	0.36mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	16d	1	0.60mi

Listing history 7 events

1. 2026-06-13
   status $430,000 Pending 6 DOM
2. 2026-06-10
   days on market $430,000 Active 6 DOM
3. 2026-06-09
   days on market $430,000 Active 5 DOM
4. 2026-06-09
   days on market $430,000 Active 4 DOM
5. 2026-06-07
   days on market $430,000 Active 3 DOM
6. 2026-06-05
   remarks 693-char remark
7. 2026-06-05
   listed $430,000 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: $3,974 · $331/mo
• Projected year-2 tax: $5,620 · $468/mo
• Expected delta: +$1,647/yr (+$137/mo · 41.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,912
• − Mortgage interest: −$24,087
• − Property taxes: −$3,974
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,673
• − Management: −$3,673
• − Depreciation: −$12,509
• Taxable loss: −$4,154
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $4,084/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

+62.3% since first listed

4 events — show timeline

• 2026-06-04 Listed $430,000 UNYREIS
• 2012-07-09 Sold (MLS) $270,000 UNYREIS
• 2012-06-29 Sold (Public Records) $270,000 Public Records
• 2012-05-03 Listed $264,900 UNYREIS

Property tax history

+2.1%/yr

Latest (2025): $3,974 · -6.3% YoY. Source: county tax records.