554 Campbell St · Rochester, NY 14611

$99,900

6 bd · 2.0 ba · 2,256 sqft · MultiFamily public records · 12 Days on market

Built 1900 8,217 sqft lot Est $117k · 15% under ↓ 41% since listing

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Why this score? — see what drove the A- 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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Don't miss this turnkey side-by-side duplex that has been completely renovated with modern updates throughout! Whether you're an investor looking to add a cash-flowing rental to your portfolio, or an owner-occupant looking to build equity and have a tenant help cover your mortgage, this property checks all the boxes. The first unit features a cozy one-bedroom apartment finished with an updated kitchen and bathroom, new vinyl flooring, carpet, fresh paint, and modern light fixtures throughout. The second unit offers 4 spacious bedrooms, a grand living room, formal dining room, a large eat-in kitchen with all-new cabinets and countertops, first-floor laundry hookups, and a bonus/flex room on

Key facts

• Side-by-side duplex
• Updated kitchen
• Completely renovated

Tags

• SIDE-BY-SIDE DUPLEX
• COMPLETELY RENOVATED
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW VINYL FLOORING
• NEWER HOT WATER TANKS

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 1×4bd/2.0ba units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $895/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Cap rate 27.8% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,066/mo this rent would consume 117% 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 $691 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 (-2.9% appreciation + 6.4% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $99,900

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 1900 — 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: 3.07% ✓
• Cap rate: 27.78%
• Cash-on-cash: 76.75%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $117,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
554 Campbell St	0.00mi	5/2.0 (-1)	2,256 (0%)	1mo	$118,000	$52	94
547 Maple St	0.25mi	6/2.0	2,248 (-0%)	4mo	$36,667	$16	84
131 York St	0.43mi	5/3.0 (-1)	2,246 (-0%)	0mo	$156,000	$69	70
641 Jay St	0.30mi	6/2.0	2,190 (-3%)	18mo	$164,000	$75	66
808 Smith St	0.41mi	5/2.0 (-1)	2,320 (+3%)	7mo	$49,000	$21	65
33 Warner St	0.55mi	5/2.0 (-1)	2,338 (+4%)	15mo	$92,000	$39	51
28 Walnut St	0.64mi	6/3.0	2,240 (-1%)	20mo	$70,000	$31	48
90 York St	0.49mi	7/3.0 (+1)	2,190 (-3%)	18mo	$50,000	$23	48
1330 Jay St	0.72mi	7/2.0 (+1)	2,361 (+5%)	7mo	$110,000	$47	48
85 Cameron St	0.64mi	5/2.0 (-1)	2,276 (+1%)	20mo	$136,000	$60	47
127-129 Thorndale Ter	0.74mi	5/2.0 (-1)	2,147 (-5%)	17mo	$161,000	$75	38
557 Glide St	0.65mi	7/2.0 (+1)	1,950 (-14%)	7mo	$105,000	$54	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 80.5%
• Equity multiple: 4.89×
• Total profit: $108,802
• Equity at exit: $15,201

10-year hold

• IRR: 84.7%
• Equity multiple: 11.33×
• Total profit: $289,020
• Equity at exit: $9,163

Cash invested: $27,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,066 high
• Mortgage (P&I): −$524
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $1,789

Break-even live

Break-even rent $801

Max offer price $99,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,846	-5% $1,817	+0% $1,789	+5% $1,761	+10% $1,732
Rent	-10% $1,547	-5% $1,668	+0% $1,789	+5% $1,910	+10% $2,031
Rate	-1.0pp $1,839	-0.5pp $1,814	base $1,789	+0.5pp $1,763	+1.0pp $1,737

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,437
1× unit	4	2	$1,630
Total (2 units)			$3,066

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.27mi

Listing history 3 events

1. 2026-03-23
   status Pending
2. 2026-03-11
   listed $99,900 Active
3. 2026-01-21
   soldstatus $170,000

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$439/yr (+$37/mo · 54.1%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,792
• − Mortgage interest: −$5,596
• − Property taxes: −$811
• − Insurance: −$500
• − Repairs & maintenance: −$2,943
• − Management: −$2,943
• − Depreciation: −$2,906
• Taxable income: $21,092
• Est. tax owed @ 24.0%: −$5,062
• After-tax cash flow: $16,406/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

-41.2% since first listed

3 events — show timeline

• 2026-03-23 Pending — UNYREIS
• 2026-03-11 Listed $99,900 UNYREIS
• 2026-01-21 Sold (Public Records) $170,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $811 · +0.0% YoY. Source: county tax records.