343 Murray St · Rochester, NY 14606

$85,000

4 bd · 2.0 ba · 1,604 sqft · MultiFamily · 73 Days on market

Built 1920 4,554 sqft lot Est $85k · at est.

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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
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Property to be sold as is. Currently tenant occupied so please allow atleast 48 hours notice for all showings. Please use showing time to request all showings.

Key facts

• 4,554 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.0% 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 (+6.3%/yr); 124 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,512/mo this rent would consume 54% of the median local household income ($56k/yr) (locally 986% 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 $588 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 + 6.3% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $85k implies a 70% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.96% ✓
• Cap rate: 26.02%
• Cash-on-cash: 70.44%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $85,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Curtis St	0.43mi	4/2.0	1,614 (+1%)	1mo	$65,000	$40	78
201 Parkway	0.45mi	4/3.0	1,602 (-0%)	2mo	$85,000	$53	73
505 Child St	0.36mi	5/2.0 (+1)	1,539 (-4%)	7mo	$90,000	$58	66
16 Lasalle St	0.30mi	4/2.0	1,475 (-8%)	9mo	$59,750	$41	65
193 Bloss St	0.42mi	4/2.0	1,566 (-2%)	18mo	$120,000	$77	61
203 Emerson St	0.59mi	5/2.0 (+1)	1,577 (-2%)	8mo	$62,000	$39	58
31 Plover St	0.53mi	4/2.0	1,776 (+11%)	6mo	$123,000	$69	53
372 Hague St	0.66mi	4/2.0	1,554 (-3%)	14mo	$145,000	$93	52
17 Masseth St	0.40mi	5/2.0 (+1)	1,760 (+10%)	10mo	$130,000	$74	51
85 Fulton Ave	0.70mi	5/2.0 (+1)	1,708 (+6%)	15mo	$57,000	$33	39
191 Emerson St	0.60mi	5/2.0 (+1)	1,808 (+13%)	9mo	$45,000	$25	38
304 Ravine Ave	0.64mi	3/2.0 (-1)	1,812 (+13%)	7mo	$35,000	$19	38

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 73.7%
• Equity multiple: 4.52×
• Total profit: $83,806
• Equity at exit: $12,674

10-year hold

• IRR: 78.4%
• Equity multiple: 10.47×
• Total profit: $225,295
• Equity at exit: $7,349

Cash invested: $23,800 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,397

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,456	-5% $1,426	+0% $1,397	+5% $1,368	+10% $1,338
Rent	-10% $1,199	-5% $1,298	+0% $1,397	+5% $1,496	+10% $1,596
Rate	-1.0pp $1,440	-0.5pp $1,419	base $1,397	+0.5pp $1,375	+1.0pp $1,353

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,512
Total (2 units)			$2,512

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	0.11mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.57mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	19d	1	0.59mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.63mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.67mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	0.84mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.02mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.06mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	3d	1	1.09mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.15mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	15d	1	1.27mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.31mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	15d	1	1.47mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	1.48mi

Listing history 16 events

1. 2026-04-08
   status Pending
2. 2026-04-03
   price $85,000
3. 2026-03-23
   price $89,900
4. 2026-02-17
   status Active
5. 2025-12-19
   status Pending
6. 2025-12-16
   price $94,900
7. 2025-11-26
   listed $99,900 Active
8. 2023-07-11
   soldstatus $50,000 Closed Sale or Rented 159-char remark

   Show marketing remark (159 chars)

   Property to be sold as is. Currently tenant occupied so please allow atleast 48 hours notice for all showings. Please use showing time to request all showings.

9. 2023-06-13
   status Pending Sale 159-char remark

   Show marketing remark (159 chars)

   Property to be sold as is. Currently tenant occupied so please allow atleast 48 hours notice for all showings. Please use showing time to request all showings.

10. 2023-04-26
    price $65,000 159-char remark

    Show marketing remark (159 chars)

    Property to be sold as is. Currently tenant occupied so please allow atleast 48 hours notice for all showings. Please use showing time to request all showings.

11. 2023-03-21
    listed $74,900 Active 159-char remark

    Show marketing remark (159 chars)

    Property to be sold as is. Currently tenant occupied so please allow atleast 48 hours notice for all showings. Please use showing time to request all showings.

12. 2020-09-14
    historical
13. 2019-11-21
    listed $57,500 Active
14. 2015-06-15
    listed $34,900
15. 2014-01-07
    listed $34,500
16. 2012-05-11
    listed $39,900

ⓘ 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 ≥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: $30,144
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$2,473
• Taxable income: $16,387
• Est. tax owed @ 24.0%: −$3,933
• After-tax cash flow: $12,832/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+113.0% since first listed

16 events — show timeline

• 2026-04-08 Pending — UNYREIS
• 2026-04-03 Price Changed $85,000 UNYREIS
• 2026-03-23 Price Changed $89,900 UNYREIS
• 2026-02-17 Relisted — UNYREIS
• 2025-12-19 Pending — UNYREIS
• 2025-12-16 Price Changed $94,900 UNYREIS
• 2025-11-26 Listed $99,900 UNYREIS
• 2023-07-11 Sold (MLS) $50,000 UNYREIS
• 2023-06-13 Pending — UNYREIS
• 2023-04-26 Price Changed $65,000 UNYREIS
• 2023-03-21 Listed $74,900 UNYREIS
• 2020-09-14 Listing Removed — UNYREIS
• 2019-11-21 Listed $57,500 UNYREIS
• 2015-06-15 Listed $34,900 UNYREIS
• 2014-01-07 Listed $34,500 UNYREIS
• 2012-05-11 Listed $39,900 UNYREIS