443 Melville St · Rochester, NY 14609

$109,000

2 bd · 2.0 ba · 1,304 sqft · MultiFamily public records · 6 Days on market

Built 1920 2,613 sqft lot Est $103k · 6% 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
• ARV discount +4.9/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Another Rockin' Rochester Property! Duplex on border of the highly sought after North Winton Village area. One unit occupied (pays $600 and is current), one vacant (projected rent $700). Potential gross annual income of $15,600. Vacant unit needs a little lipstick before the next tenant moves in. Price reflects condition. Separate utilities. One newer furnace and 2 newer hot water tanks (2017), one older furnace. One new electric panel. Many thermopane windows, hardwood floors. Open front porch. Nice rear yard. Last C of O was issued in 2019. No longer transferable. Block foundation.

Key facts

• Separate utilities
• Income potential
• Updated duplex

Tags

• UPDATED DUPLEX
• INCOME POTENTIAL
• REMODELED LOWER UNIT
• REMODELED UPPER UNIT
• SEPARATE UTILITIES
• UPDATED PLUMBING

Property features AI

Finance

• Other: Operating expense details: see remarks
• Financial info: Owner pays grounds care, trash collection, and water; Rent includes gardener, trash collection, and water; Two rental units with current rents: one at $850 (month-to-month), one at $1,100

Exterior

• Parking: No driveway; on-street parking
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2-story residential building; Residential 2-unit zoning; Entry level features varied
• Construction: Aluminum siding; Wood siding; Blown-in insulation; Block foundation; Asphalt pitched roof; Copper plumbing; Built existing (year built details: existing)
• Exterior features: Balcony; Deck; Porch

Interior

• Kitchen: Oven/Range (in each unit); Refrigerator (in at least one unit)
• Bedrooms: Two 1-bedroom units (each unit has 1 bedroom)
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Natural woodwork; Programmable thermostat
• Laundry & utility: Gas water heater; Separate gas meters (2); Separate electric meters (2)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $619/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 19.9% 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: 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: School 33-John James Audubon (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 963 students, 93% 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 (+7.9%/yr); 200 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,449/mo this rent would consume 45% of the median local household income ($65k/yr) (locally 2183% 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 $754 of loan paydown is wiped out by about $3k 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 + 7.9% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $61k; list at $109k implies a 79% 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 $109,000

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 1920 — 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: 2.25% ✓
• Cap rate: 19.92%
• Cash-on-cash: 48.68%
• DSCR: 3.17
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $103,016
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
482 Melville St	0.06mi	3/2.0 (+1)	1,416 (+9%)	24mo	$112,000	$79	58
816 Atlantic Ave	0.70mi	2/2.0	1,310 (+0%)	12mo	$225,000	$172	57
35 Cummings St	0.62mi	3/2.0 (+1)	1,200 (-8%)	21mo	$80,000	$67	35

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: 51.5%
• Equity multiple: 3.42×
• Total profit: $73,836
• Equity at exit: $16,252

10-year hold

• IRR: 58.8%
• Equity multiple: 8.32×
• Total profit: $223,254
• Equity at exit: $9,424

Cash invested: $30,520 (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: 200
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$572
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,238

Break-even live

Break-even rent $882

Max offer price $109,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,300	-5% $1,269	+0% $1,238	+5% $1,207	+10% $1,176
Rent	-10% $1,045	-5% $1,141	+0% $1,238	+5% $1,335	+10% $1,432
Rate	-1.0pp $1,293	-0.5pp $1,266	base $1,238	+0.5pp $1,210	+1.0pp $1,181

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,450
Total (2 units)			$2,449

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	46d	1	0.11mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	26d	1	0.12mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	0.13mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	13d	1	0.47mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	13d	1	0.48mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	23d	1	0.51mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	46d	1	0.55mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	23d	1	0.55mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	16d	1	0.57mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	0.66mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	46d	1	0.66mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	26d	1	0.70mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	46d	3	1.09mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	5d	9	1.09mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	5d	1	1.12mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	5d	12	1.14mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	46d	1	1.20mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	46d	1	1.23mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	21d	1	1.31mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,397	$2.54	5d	1	1.34mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	1.40mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	26d	1	1.41mi
737 East Ave Rochester, NY	1.0	2.0	900	$1,350	$1.50	23d	1	1.43mi
18 Vick Park B Unit B Rochester, NY	1.0	1.0	950	$1,400	$1.47	46d	1	1.44mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	17d	1	1.50mi

Listing history 7 events

1. 2026-06-13
   status $109,000 Pending 6 DOM
2. 2026-06-10
   days on market $109,000 Active 6 DOM
3. 2026-06-09
   days on market $109,000 Active 5 DOM
4. 2026-06-09
   days on market $109,000 Active 4 DOM
5. 2026-06-07
   days on market $109,000 Active 3 DOM
6. 2026-06-05
   remarks 693-char remark
7. 2026-06-05
   listed $109,000 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: $955 · $80/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$443/yr (+$37/mo · 46.4%)

ⓘ 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: $29,388
• − Mortgage interest: −$6,106
• − Property taxes: −$955
• − Insurance: −$545
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$3,171
• Taxable income: $13,909
• Est. tax owed @ 24.0%: −$3,338
• After-tax cash flow: $11,519/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): 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

+447.7% since first listed

12 events — show timeline

• 2026-06-04 Listed $109,000 UNYREIS
• 2024-10-23 Listing Removed — UNYREIS
• 2024-09-25 Listed $89,000 UNYREIS
• 2022-12-08 Sold (MLS) $61,000 UNYREIS
• 2022-12-07 Sold (Public Records) $61,000 Public Records
• 2022-11-07 Pending — UNYREIS
• 2022-11-01 Listed $50,000 UNYREIS
• 2019-02-05 Sold (Public Records) $39,000 Public Records
• 2015-08-25 Sold (Public Records) $16,750 Public Records
• 2015-08-25 Sold (MLS) $16,750 UNYREIS
• 2015-07-29 Pending — UNYREIS
• 2015-07-19 Listed $19,900 UNYREIS

Property tax history

+1.5%/yr

Latest (2025): $955 · +2.1% YoY. Source: county tax records.