100-102 Ravenwood Ave · Rochester, NY 14619

$129,900

6 bd · 2.5 ba · 2,380 sqft · Townhouse public records · 10 Days on market

Built 1880 5,694 sqft lot Est $140k · 7% under

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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
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * 19TH WARD CASH COW * * * listed @ $55/SQ. FT - CLASSIC DUPLEX OFFERING INCREDIBLE ROI POTENTIAL (market rents $1300 +/- per month ——> DO THE MATH). BOTH THREE BEDROOM UNITS FEATURE: IMPRESSIVE FOYER with HIGH CEILINGS and GRAND STAIRCASE, * * * HARDWOOD FLOORS THROUGHOUT * * * , LIGHT FILLED LIVING AREAS with OVERSIZED BAY WINDOW, EAT-IN KITCHEN with DIRECT ACCESS to PRIVATE BACKYARD, * * * COZY SLEEPING PORCH * * * off PRIMARY BEDROOM for those HOT SUMMER NIGHTS, FULL WALK-UP ATTIC for storage or ADDITIONAL LIVING SPACE. SEPARATE UTILITIES, LOW MAINTENANCE VINYL SIDING, FULL BASEMENT with GLASS BLOCK WINDOWS and LAUNDRY HOOK-UPS. Estate sale - property so

Key facts

• Impressive foyer
• Grand staircase
• Oversized bay window

Tags

• IMPRESSIVE FOYER
• GRAND STAIRCASE
• HARDWOOD FLOORS
• LIGHT FILLED LIVING AREAS
• OVERSIZED BAY WINDOW
• EAT-IN KITCHEN

Property features AI

Finance

• Other: Lot is rectangular with road frontage on a city street; Lot dimensions approximately 40 x 142; Lot area ~0.1307 acres
• Financial info: Multi-unit property with 2 total units; Separate gas and electric meters for each unit; Operating expense details: see remarks; Owner pays / rent includes: see remarks
• HOA & community: No HOA information listed

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: Electricity connected; High-speed internet available; Sewer connected; Public water available
• Home design: 2-story building; Residential 2-unit zoning; Resale property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Existing (no recent new construction noted)
• Exterior features: Balcony; Fence (partial)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Not specified
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Natural woodwork; Some areas vary in flooring; See remarks (additional interior details)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.1% 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: 48 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 $898 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1880 — 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. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.29%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $140,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 Elmdorf Ave	0.41mi	6/2.0	2,260 (-5%)	6mo	$150,000	$66	65
29-33 Westgate Ter	0.46mi	6/3.0	2,290 (-4%)	6mo	$196,500	$86	65
111 Enterprise St	0.34mi	6/2.0	2,178 (-8%)	6mo	$115,000	$53	63
171 Wellington Ave	0.59mi	6/2.0	2,490 (+5%)	3mo	$140,000	$56	60
188 Warwick Ave	0.52mi	6/3.0	2,480 (+4%)	15mo	$185,000	$75	54
343 West Ave	0.75mi	6/2.0	2,470 (+4%)	8mo	$145,000	$59	50
257 Barton St St	0.73mi	5/2.0 (-1)	2,517 (+6%)	1mo	$260,000	$103	48
73-75 Somerset St	0.68mi	7/2.0 (+1)	2,192 (-8%)	4mo	$250,000	$114	45
104 Hobart St	0.61mi	7/2.0 (+1)	2,637 (+11%)	4mo	$149,900	$57	43
457-459 Chili Ave	0.47mi	7/2.0 (+1)	2,034 (-14%)	6mo	$97,000	$48	42
422 Magnolia St	0.73mi	6/2.0	2,148 (-10%)	18mo	$70,000	$33	32
101 Superior St	0.66mi	5/2.0 (-1)	2,032 (-15%)	12mo	$85,000	$42	28

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $25,845
• Equity at exit: $19,369

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $82,876
• Equity at exit: $11,231

Cash invested: $36,372 (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 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $736

Break-even live

Break-even rent $1,065

Max offer price $129,900

Occupancy floor 58%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-13
   statusdays on market $129,900 Pending 10 DOM
2. 2026-06-10
   days on market $129,900 Active 8 DOM
3. 2026-06-09
   days on market $129,900 Active 7 DOM
4. 2026-06-09
   days on market $129,900 Active 6 DOM
5. 2026-06-07
   days on market $129,900 Active 5 DOM
6. 2026-06-05
   days on market $129,900 Active 2 DOM
7. 2026-06-03
   remarks 684-char remark
8. 2026-06-03
   listed $129,900 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: $1,269 · $106/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: +$463/yr (+$39/mo · 36.5%)

ⓘ 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: $23,961
• − Mortgage interest: −$7,276
• − Property taxes: −$1,269
• − Insurance: −$650
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$3,779
• Taxable income: $7,154
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $7,119/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
• City population: 432,803
• Population (ZIP): 14,223

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 Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 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: ▼ -30.67%
• Current HPI: 276.3851
• 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

1 event — show timeline

• 2026-06-02 Listed $129,900 UNYREIS

Property tax history

+0.6%/yr

Latest (2025): $1,269 · +0.0% YoY. Source: county tax records.