552 Tremont St · Rochester, NY 14611

$119,900

3 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 120 Days on market

Built 1900 2,160 sqft lot

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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 +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 Family home with the downstairs vacant. Current rent is $795.00. Security Deposit is also $795.00. Lease began October 1st. Separate utilities for each unit. Each unit is also a 2 bedroom unit. No Delayed Negotiations. On St Parking only. Vinyl sided, with some newer vinyl windows. Downstairs rent is comparable to that of the upstairs. C of O expires 11/1/2025 as per city of Rochester's website

Key facts

• Separate utilities
• Vinyl siding
• Fully occupied

Tags

• 2 FAMILY INVESTMENT PROPERTY
• SEPARATE UTILITIES
• VINYL SIDING
• REPLACEMENT WINDOWS
• FULLY OCCUPIED
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $817/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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: Rents rising fast (+6.4%/yr); 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,992/mo this rent would consume 114% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $829 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 (-2.9% appreciation + 6.4% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($109k) 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 $55k; list at $120k implies a 118% 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.50% ✓
• Cap rate: 22.65%
• Cash-on-cash: 58.42%
• DSCR: 3.60
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 3.84×
• Total profit: $95,476
• Equity at exit: $18,244

10-year hold

• IRR: 66.4%
• Equity multiple: 8.85×
• Total profit: $263,524
• Equity at exit: $10,998

Cash invested: $33,572 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,992 high
• Mortgage (P&I): −$629
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $1,634

Break-even live

Break-even rent $923

Max offer price $119,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,702	-5% $1,668	+0% $1,634	+5% $1,600	+10% $1,566
Rent	-10% $1,398	-5% $1,516	+0% $1,634	+5% $1,752	+10% $1,871
Rate	-1.0pp $1,695	-0.5pp $1,665	base $1,634	+0.5pp $1,603	+1.0pp $1,572

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,992
Total (2 units)			$2,992

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.13mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.24mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	22d	1	0.32mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	15d	1	0.35mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	24d	1	0.41mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	15d	1	0.48mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	44d	1	0.50mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.61mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	44d	1	0.73mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	0.77mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.84mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	44d	1	0.85mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	24d	1	0.85mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	0.89mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	44d	1	0.91mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	44d	1	0.91mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	44d	1	0.94mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	44d	1	0.96mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.96mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	0.96mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	0.97mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	44d	1	1.00mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	3d	15	1.03mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	1.05mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	1.05mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	15d	1	1.12mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.15mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	24d	1	1.15mi
94 Averill Ave Unit 2 Rochester, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	1.16mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	1.18mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	4d	1	1.19mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	1.19mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	1.19mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	4d	11	1.22mi
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	22d	1	1.24mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.30mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	4d	3	1.31mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.34mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	1.36mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	1.36mi

Listing history 17 events

1. 2026-02-20
   status Pending
2. 2026-02-19
   historical Active Under Contract
3. 2025-10-22
   listed $119,900 Active
4. 2025-09-29
   historical
5. 2025-09-05
   listed $137,900 Active
6. 2024-02-01
   soldstatus $55,000 Closed 399-char remark

   Show marketing remark (399 chars)

   2 Family home with the downstairs vacant. Current rent is $795.00. Security Deposit is also $795.00. Lease began October 1st. Separate utilities for each unit. Each unit is also a 2 bedroom unit. No Delayed Negotiations. On St Parking only. Vinyl sided, with some newer vinyl windows. Downstairs rent is comparable to that of the upstairs. C of O expires 11/1/2025 as per city of Rochester's website

7. 2024-01-29
   soldstatus $55,000
8. 2023-12-27
   status Pending 399-char remark

   Show marketing remark (399 chars)

   2 Family home with the downstairs vacant. Current rent is $795.00. Security Deposit is also $795.00. Lease began October 1st. Separate utilities for each unit. Each unit is also a 2 bedroom unit. No Delayed Negotiations. On St Parking only. Vinyl sided, with some newer vinyl windows. Downstairs rent is comparable to that of the upstairs. C of O expires 11/1/2025 as per city of Rochester's website

9. 2023-11-06
   status Pending Sale 399-char remark

   Show marketing remark (399 chars)

   2 Family home with the downstairs vacant. Current rent is $795.00. Security Deposit is also $795.00. Lease began October 1st. Separate utilities for each unit. Each unit is also a 2 bedroom unit. No Delayed Negotiations. On St Parking only. Vinyl sided, with some newer vinyl windows. Downstairs rent is comparable to that of the upstairs. C of O expires 11/1/2025 as per city of Rochester's website

10. 2023-11-02
    listed $55,000 Active 399-char remark

    Show marketing remark (399 chars)

    2 Family home with the downstairs vacant. Current rent is $795.00. Security Deposit is also $795.00. Lease began October 1st. Separate utilities for each unit. Each unit is also a 2 bedroom unit. No Delayed Negotiations. On St Parking only. Vinyl sided, with some newer vinyl windows. Downstairs rent is comparable to that of the upstairs. C of O expires 11/1/2025 as per city of Rochester's website

11. 2023-09-18
    historical $795
12. 2023-08-17
    listed $795
13. 2015-04-20
    soldstatus $42,000
14. 2015-04-15
    soldstatus $42,000
15. 2014-12-23
    listed $45,000
16. 2012-08-17
    soldstatus $30,000
17. 2005-07-29
    soldstatus $18,000

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $1,317 · $110/mo
• Expected delta: +$709/yr (+$59/mo · 116.6%)

ⓘ 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 ≥96°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: $35,904
• − Mortgage interest: −$6,716
• − Property taxes: −$608
• − Insurance: −$600
• − Repairs & maintenance: −$2,872
• − Management: −$2,872
• − Depreciation: −$3,488
• Taxable income: $18,748
• Est. tax owed @ 24.0%: −$4,499
• After-tax cash flow: $15,112/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+566.1% since first listed

17 events — show timeline

• 2026-02-20 Pending — UNYREIS
• 2026-02-19 Contingent — UNYREIS
• 2025-10-22 Listed $119,900 UNYREIS
• 2025-09-29 Listing Removed — UNYREIS
• 2025-09-05 Listed $137,900 UNYREIS
• 2024-02-01 Sold (MLS) $55,000 UNYREIS
• 2024-01-29 Sold (Public Records) $55,000 Public Records
• 2023-12-27 Pending — UNYREIS
• 2023-11-06 Pending — UNYREIS
• 2023-11-02 Listed $55,000 UNYREIS
• 2023-09-18 Rental Removed $795 RENTEC
• 2023-08-17 Listed for Rent $795 RENTEC
• 2015-04-20 Sold (MLS) $42,000 UNYREIS
• 2015-04-15 Sold (Public Records) $42,000 Public Records
• 2014-12-23 Listed $45,000 UNYREIS
• 2012-08-17 Sold (Public Records) $30,000 Public Records
• 2005-07-29 Sold (Public Records) $18,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $608 · +0.0% YoY. Source: county tax records.