155 Fulton Ave · Rochester, NY 14613

$150,000

8 bd · 3.0 ba · 3,346 sqft · Townhouse · 21 Days on market

Built 1910 Fair condition 6,455 sqft lot $45/sqft · 24% above area Est $121k · 24% over

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Why this score? — see what drove the C 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +2.2/10.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Bring your investors to this 2-unit investment opportunity in Rochester. Property needs some polishing and is priced accordingly. Great potential for value-add investors looking to renovate and increase rental income. In process of finalizing the transferrable CofO. Downstairs unit is currently rented out and tenant would like to stay.

Key facts

• 2 garage spots
• Built 1910
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath townhouse listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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: 71 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

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 + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $42k; list at $150k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $120,908
• List price: $150,000
• Delta: 24.06%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147-149 Emerson St	0.12mi	8/3.0	2,894 (-14%)	23mo	$177,500	$61	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,236
• Equity at exit: $22,365

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $34,042
• Equity at exit: $12,969

Cash invested: $42,000 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $401

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-07
   status Pending 337-char remark

   Show marketing remark (337 chars)

   Bring your investors to this 2-unit investment opportunity in Rochester. Property needs some polishing and is priced accordingly. Great potential for value-add investors looking to renovate and increase rental income. In process of finalizing the transferrable CofO. Downstairs unit is currently rented out and tenant would like to stay.

2. 2026-05-05
   historical Active Under Contract 337-char remark

   Show marketing remark (337 chars)

   Bring your investors to this 2-unit investment opportunity in Rochester. Property needs some polishing and is priced accordingly. Great potential for value-add investors looking to renovate and increase rental income. In process of finalizing the transferrable CofO. Downstairs unit is currently rented out and tenant would like to stay.

3. 2026-04-16
   listed $150,000 Active 337-char remark

   Show marketing remark (337 chars)

   Bring your investors to this 2-unit investment opportunity in Rochester. Property needs some polishing and is priced accordingly. Great potential for value-add investors looking to renovate and increase rental income. In process of finalizing the transferrable CofO. Downstairs unit is currently rented out and tenant would like to stay.

4. 2019-12-19
   soldstatus $42,500 Closed Sale or Rented 705-char remark

   Show marketing remark (705 chars)

   Welcome to 155 Fulton Avenue! With a little bit of love this property would be a terrific addition to an investor's portfolio or a perfect opportunity for an owner occupied buyer to live in one half and have the other half pay the bills! Both units have 2 full bathrooms and there are a total of 8 bedrooms throughout the whole house. The 2 car garage and off street parking provide plenty of incentives for potential tenants and the possibility of additional rental income. The roof is on the newer side and there are some cosmetics updates in the home that have been done as well, including newer flooring. Don't miss out on the opportunity to purchase this moneymaker, make an appointment today!

5. 2019-11-22
   status Under Contract- Do Not Show 705-char remark

   Show marketing remark (705 chars)

   Welcome to 155 Fulton Avenue! With a little bit of love this property would be a terrific addition to an investor's portfolio or a perfect opportunity for an owner occupied buyer to live in one half and have the other half pay the bills! Both units have 2 full bathrooms and there are a total of 8 bedrooms throughout the whole house. The 2 car garage and off street parking provide plenty of incentives for potential tenants and the possibility of additional rental income. The roof is on the newer side and there are some cosmetics updates in the home that have been done as well, including newer flooring. Don't miss out on the opportunity to purchase this moneymaker, make an appointment today!

6. 2019-11-11
   historical Continue to Show- Under Contract 705-char remark

   Show marketing remark (705 chars)

   Welcome to 155 Fulton Avenue! With a little bit of love this property would be a terrific addition to an investor's portfolio or a perfect opportunity for an owner occupied buyer to live in one half and have the other half pay the bills! Both units have 2 full bathrooms and there are a total of 8 bedrooms throughout the whole house. The 2 car garage and off street parking provide plenty of incentives for potential tenants and the possibility of additional rental income. The roof is on the newer side and there are some cosmetics updates in the home that have been done as well, including newer flooring. Don't miss out on the opportunity to purchase this moneymaker, make an appointment today!

7. 2019-11-11
   listed $57,000 Active 705-char remark

   Show marketing remark (705 chars)

   Welcome to 155 Fulton Avenue! With a little bit of love this property would be a terrific addition to an investor's portfolio or a perfect opportunity for an owner occupied buyer to live in one half and have the other half pay the bills! Both units have 2 full bathrooms and there are a total of 8 bedrooms throughout the whole house. The 2 car garage and off street parking provide plenty of incentives for potential tenants and the possibility of additional rental income. The roof is on the newer side and there are some cosmetics updates in the home that have been done as well, including newer flooring. Don't miss out on the opportunity to purchase this moneymaker, make an appointment today!

8. 2019-07-22
   status Pending Sale
9. 2019-06-21
   status Under Contract- Do Not Show
10. 2019-06-20
    historical
11. 2019-06-10
    listed $57,000 Active
12. 2018-06-22
    historical
13. 2018-05-10
    price $57,000
14. 2018-04-11
    listed $58,000 Active
15. 2014-10-01
    soldstatus $55,000
16. 2014-06-01
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,831
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,364
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $4,190/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This 2-unit townhouse requires significant repairs and updates, including a new roof, siding, and flooring, as well as repainting and landscaping. The extensive work will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major exterior siding — Severe wear and discoloration indicate a need for replacement.
• Major flooring — Old and worn appearance requires replacement or repair.
• Major interior walls/paint — Peeling paint and discoloration indicate a need for repainting or replacement.
• Minor landscaping — Overgrown grass and shrubs need trimming and maintenance.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and value.
• Both exterior siding replacement — New siding will enhance the home's curb appeal and increase its value.
• Both flooring replacement — New flooring will improve the home's appearance and increase its value.
• Both interior repainting — Fresh paint will improve the home's appearance and increase its value.
• Rental landscaping maintenance — A well-maintained yard will attract tenants and increase rental income.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
exterior siding · Severe wear and discoloration indicate a need for replacement.	Major	$15,000–50,000
flooring · Old and worn appearance requires replacement or repair.	Major	$15,000–50,000
interior walls/paint · Peeling paint and discoloration indicate a need for repainting or replacement.	Major	$15,000–50,000
landscaping · Overgrown grass and shrubs need trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Both exterior siding replacement — New siding will enhance the home's curb appeal and increase its value. ↑
• Both flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Both interior repainting — Fresh paint will improve the home's appearance and increase its value. ↑
• Rental landscaping maintenance — A well-maintained yard will attract tenants and increase rental income. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+150.4% since first listed

16 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-05-05 Contingent — UNYREIS
• 2026-04-16 Listed $150,000 UNYREIS
• 2019-12-19 Sold (MLS) $42,500 UNYREIS
• 2019-11-22 Pending — UNYREIS
• 2019-11-11 Contingent — UNYREIS
• 2019-11-11 Listed $57,000 UNYREIS
• 2019-07-22 Pending — UNYREIS
• 2019-06-21 Pending — UNYREIS
• 2019-06-20 Listing Removed — UNYREIS
• 2019-06-10 Listed $57,000 UNYREIS
• 2018-06-22 Listing Removed — UNYREIS
• 2018-05-10 Price Changed $57,000 UNYREIS
• 2018-04-11 Listed $58,000 UNYREIS
• 2014-10-01 Sold (MLS) $55,000 UNYREIS
• 2014-06-01 Listed $59,900 UNYREIS