114 Bartlett St · Rochester, NY 14608

$70,000

6 bd · 2.0 ba · 2,086 sqft · Townhouse public records · 9 Days on market

Built 1888 3,920 sqft lot Est $123k · 43% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Don't miss out on this great 2 family investment property priced to sell! Each unit is very spacious with 3 bedrooms and 1 full bath. Great layout with spacious living areas in both units and solid mechanics. There are also some vinyl windows throughout! Sold as is.

Key facts

• Upper lower duplex
• Value add potential
• Newer furnace

Tags

• UPPER LOWER DUPLEX
• SOLID RENTAL INCOME
• VALUE ADD POTENTIAL
• NEWER FURNACE
• CONVENIENTLY LOCATED
• MINUTES FROM BROOKS LANDING

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 24.7% 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 (+6.6%/yr); 51 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 $1,962/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y 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 $33k; list at $70k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1888 — 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: 2.80% ✓
• Cap rate: 24.69%
• Cash-on-cash: 65.69%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $123,074
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1038-1040 S Plymouth Ave	0.44mi	6/2.0	2,128 (+2%)	7mo	$235,000	$110	70
406 Champlain St	0.29mi	5/2.0 (-1)	2,162 (+4%)	16mo	$103,000	$48	62
288 Reynolds St	0.12mi	5/2.0 (-1)	1,975 (-5%)	22mo	$72,000	$36	62
153 Atkinson St	0.50mi	7/2.0 (+1)	2,040 (-2%)	13mo	$160,000	$78	57
422 Magnolia St	0.53mi	6/2.0	2,148 (+3%)	18mo	$70,000	$33	55
101 Superior St	0.61mi	5/2.0 (-1)	2,032 (-3%)	12mo	$85,000	$42	52
359 Magnolia St	0.48mi	6/2.0	1,956 (-6%)	18mo	$110,000	$56	52
93 Jefferson Ave	0.73mi	7/2.0 (+1)	2,199 (+5%)	6mo	$150,000	$68	47
121 Elba St	0.56mi	5/2.0 (-1)	2,378 (+14%)	6mo	$140,000	$59	41
18 - 20 Eagle St	0.68mi	5/2.0 (-1)	2,230 (+7%)	17mo	$235,500	$106	38

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

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 74.6%
• Equity multiple: 5.43×
• Total profit: $86,775
• Equity at exit: $34,234

10-year hold

• IRR: 74.7%
• Equity multiple: 12.37×
• Total profit: $222,848
• Equity at exit: $55,012

Cash invested: $19,600 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $1,073

Break-even live

Break-even rent $604

Max offer price $70,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,113	-5% $1,093	+0% $1,073	+5% $1,053	+10% $1,033
Rent	-10% $918	-5% $995	+0% $1,073	+5% $1,150	+10% $1,228
Rate	-1.0pp $1,108	-0.5pp $1,091	base $1,073	+0.5pp $1,055	+1.0pp $1,036

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: $17,500
• Closing costs: $2,100
• 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	1.27mi

Listing history 23 events

1. 2026-03-18
   status Pending
2. 2026-03-14
   historical Active Under Contract
3. 2026-03-09
   listed $70,000 Active
4. 2025-04-13
   historical $1,100
5. 2025-03-29
   listed $1,100
6. 2024-05-06
   historical $1,100
7. 2024-04-13
   listed $1,100
8. 2024-03-14
   historical $1,400
9. 2024-01-20
   listed $1,400
10. 2018-08-17
    soldstatus $33,100
11. 2018-08-16
    soldstatus $33,000 Closed Sale or Rented 266-char remark

    Show marketing remark (266 chars)

    Don't miss out on this great 2 family investment property priced to sell! Each unit is very spacious with 3 bedrooms and 1 full bath. Great layout with spacious living areas in both units and solid mechanics. There are also some vinyl windows throughout! Sold as is.

12. 2018-05-15
    status Under Contract- Do Not Show 266-char remark

    Show marketing remark (266 chars)

    Don't miss out on this great 2 family investment property priced to sell! Each unit is very spacious with 3 bedrooms and 1 full bath. Great layout with spacious living areas in both units and solid mechanics. There are also some vinyl windows throughout! Sold as is.

13. 2018-05-04
    listed $39,900 Active 266-char remark

    Show marketing remark (266 chars)

    Don't miss out on this great 2 family investment property priced to sell! Each unit is very spacious with 3 bedrooms and 1 full bath. Great layout with spacious living areas in both units and solid mechanics. There are also some vinyl windows throughout! Sold as is.

14. 2018-02-07
    historical
15. 2018-01-10
    price $39,900
16. 2017-11-27
    price $44,900
17. 2017-11-07
    listed $49,900 Active
18. 2014-03-28
    soldstatus $30,000
19. 2014-03-27
    soldstatus $30,000
20. 2013-10-15
    listed $30,000
21. 2013-07-17
    listed $650
22. 2007-10-26
    soldstatus $43,000
23. 2006-01-31
    soldstatus $32,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$107/yr (+$9/mo · 11.0%)

ⓘ 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: $23,544
• − Mortgage interest: −$3,921
• − Property taxes: −$969
• − Insurance: −$350
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$2,036
• Taxable income: $12,501
• Est. tax owed @ 24.0%: −$3,000
• After-tax cash flow: $9,876/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+118.8% since first listed

23 events — show timeline

• 2026-03-18 Pending — UNYREIS
• 2026-03-14 Contingent — UNYREIS
• 2026-03-09 Listed $70,000 UNYREIS
• 2025-04-13 Rental Removed $1,100 RENTEC
• 2025-03-29 Listed for Rent $1,100 RENTEC
• 2024-05-06 Rental Removed $1,100 RENTEC
• 2024-04-13 Listed for Rent $1,100 RENTEC
• 2024-03-14 Rental Removed $1,400 APPFOLIO
• 2024-01-20 Listed for Rent $1,400 APPFOLIO
• 2018-08-17 Sold (Public Records) $33,100 Public Records
• 2018-08-16 Sold (MLS) $33,000 UNYREIS
• 2018-05-15 Pending — UNYREIS
• 2018-05-04 Listed $39,900 UNYREIS
• 2018-02-07 Listing Removed — UNYREIS
• 2018-01-10 Price Changed $39,900 UNYREIS
• 2017-11-27 Price Changed $44,900 UNYREIS
• 2017-11-07 Listed $49,900 UNYREIS
• 2014-03-28 Sold (MLS) $30,000 UNYREIS
• 2014-03-27 Sold (Public Records) $30,000 Public Records
• 2013-10-15 Listed $30,000 UNYREIS
• 2013-07-17 Listed $650 UNYREIS
• 2007-10-26 Sold (Public Records) $43,000 Public Records
• 2006-01-31 Sold (Public Records) $32,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $969 · +0.0% YoY. Source: county tax records.