65-67 Lake View Park · Rochester, NY 14613

$115,000

5 bd · 2.0 ba · 2,600 sqft · Townhouse public records · 87 Days on market

Built 1910 5,307 sqft lot $44/sqft · 19% below area Est $143k · 19% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Discover this cash-flowing 3/2 duplex in Rochester's Historic Maplewood District—a versatile duplex offering multiple pathways to real estate success. Whether you're seeking an income-producing investment with a possible double-digit cap rate or dreaming of mortgage-free living in an owner-occupied arrangement, this property delivers exceptional value in today's market. Each spacious unit functions independently, allowing for streamlined management and predictable expenses. The Maplewood District location can't be beat. Stroll along tree-lined sidewalks in this established neighborhood where community pride is evident. Enjoy the convenience: Minutes from Route 104 for easy commuting, moments to local shops, and diverse dining options, historic Maplewood Rose Garden, showcasing over 3,000 roses in season, quick access to the Kodak Center for performing arts and events, connect with nature on the scenic Genesee Riverway Trail, and ust a short drive to Charlotte Beach and the sparkling shores of Lake Ontario. Savvy investors will appreciate the strong rental demand in this neighborhood & its close to -assessed value offering price. At the same time, owner-occupants will love the opportunity to substantially reduce or eliminate housing costs through rental income from the second unit. This property represents a unique chance to establish yourself in one of Rochester's most beloved neighborhoods, where historic charm meets modern convenience. The solid bones and renovation potential provide the perfect canvas to create your vision while building equity in a stable, appreciating market. Don't miss this opportunity to secure your financial future in Rochester's thriving Maplewood District.

Key facts

• Charlotte beach
• Tree-lined sidewalks
• Cash-flowing duplex

Tags

• CASH-FLOWING DUPLEX
• MAPLEWOOD DISTRICT
• TREE-LINED SIDEWALKS
• HISTORIC MAPLEWOOD ROSE GARDEN
• GENESEE RIVERWAY TRAIL
• CHARLOTTE BEACH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 71 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 $795 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 + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1910 — 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 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: 1.48% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.88%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

• ARV (median comp): $142,738
• List price: $115,000
• Delta: -19.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Lake View Park St	0.23mi	4/2.0 (-1)	2,506 (-4%)	0mo	$155,000	$62	78
366 Augustine St	0.33mi	5/2.0	2,521 (-3%)	8mo	$175,000	$69	73
18-20 Bryan St	0.16mi	6/2.0 (+1)	2,688 (+3%)	12mo	$115,000	$43	72
574-576 Driving Park Ave	0.41mi	6/2.0 (+1)	2,430 (-6%)	2mo	$130,000	$53	64
192-194 Magee Ave	0.56mi	5/3.0	2,582 (-1%)	6mo	$170,000	$66	64
257 Kislingbury St	0.34mi	6/2.0 (+1)	2,400 (-8%)	6mo	$145,000	$60	62
47 Tacoma St	0.33mi	4/2.0 (-1)	2,345 (-10%)	4mo	$140,000	$60	60
591-593 Magee Ave	0.69mi	6/2.0 (+1)	2,463 (-5%)	2mo	$148,300	$60	53
518 Augustine St	0.48mi	4/2.0 (-1)	2,340 (-10%)	5mo	$175,000	$75	52
53 Locust St	0.58mi	5/3.0	2,376 (-9%)	9mo	$63,000	$27	47
286-288 Clay Ave	0.66mi	4/2.0 (-1)	2,270 (-13%)	1mo	$125,000	$55	42
1538 St Paul St	0.70mi	6/2.0 (+1)	2,912 (+12%)	10mo	$169,900	$58	34

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $18,757
• Equity at exit: $17,147

10-year hold

• IRR: 23.3%
• Equity multiple: 3.00×
• Total profit: $64,489
• Equity at exit: $9,943

Cash invested: $32,200 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $587

Break-even live

Break-even rent $959

Max offer price $115,000

Occupancy floor 60%

Sensitivity live

Price	-10% $652	-5% $620	+0% $587	+5% $554	+10% $522
Rent	-10% $453	-5% $520	+0% $587	+5% $654	+10% $721
Rate	-1.0pp $645	-0.5pp $616	base $587	+0.5pp $557	+1.0pp $527

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 87 DOM
2. 2026-06-17
   days on market $115,000 Active 86 DOM
3. 2026-06-16
   days on market $115,000 Active 85 DOM
4. 2026-06-15
   days on market $115,000 Active 84 DOM
5. 2026-06-13
   days on market $115,000 Active 82 DOM
6. 2026-06-13
   days on market $115,000 Active 81 DOM
7. 2026-06-10
   days on market $115,000 Active 79 DOM
8. 2026-06-09
   days on market $115,000 Active 78 DOM
9. 2026-06-09
   days on market $115,000 Active 77 DOM
10. 2026-06-07
    days on market $115,000 Active 76 DOM
11. 2026-06-05
    days on market $115,000 Active 73 DOM
12. 2026-06-03
    days on market $115,000 Active 72 DOM
13. 2026-06-03
    days on market $115,000 Active 71 DOM
14. 2026-06-01
    days on market $115,000 Active 70 DOM
15. 2026-05-31
    days on market $115,000 Active 69 DOM
16. 2026-03-20
    listed $115,000 Active 1723-char remark

    Show marketing remark (1723 chars)

    Discover this cash-flowing 3/2 duplex in Rochester's Historic Maplewood District—a versatile duplex offering multiple pathways to real estate success. Whether you're seeking an income-producing investment with a possible double-digit cap rate or dreaming of mortgage-free living in an owner-occupied arrangement, this property delivers exceptional value in today's market. Each spacious unit functions independently, allowing for streamlined management and predictable expenses. The Maplewood District location can't be beat. Stroll along tree-lined sidewalks in this established neighborhood where community pride is evident. Enjoy the convenience: Minutes from Route 104 for easy commuting, moments to local shops, and diverse dining options, historic Maplewood Rose Garden, showcasing over 3,000 roses in season, quick access to the Kodak Center for performing arts and events, connect with nature on the scenic Genesee Riverway Trail, and ust a short drive to Charlotte Beach and the sparkling shores of Lake Ontario. Savvy investors will appreciate the strong rental demand in this neighborhood & its close to -assessed value offering price. At the same time, owner-occupants will love the opportunity to substantially reduce or eliminate housing costs through rental income from the second unit. This property represents a unique chance to establish yourself in one of Rochester's most beloved neighborhoods, where historic charm meets modern convenience. The solid bones and renovation potential provide the perfect canvas to create your vision while building equity in a stable, appreciating market. Don't miss this opportunity to secure your financial future in Rochester's thriving Maplewood District.

17. 2026-03-13
    historical
18. 2026-03-06
    status Active
19. 2026-03-06
    status Pending
20. 2025-11-14
    listed $115,000 Active
21. 2016-08-05
    soldstatus $65,000
22. 2008-08-05
    soldstatus $75,000
23. 1997-07-30
    soldstatus $65,000

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$334/yr (+$28/mo · 26.2%)

ⓘ 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 ≥95°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: $20,420
• − Mortgage interest: −$6,442
• − Property taxes: −$1,276
• − Insurance: −$575
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$3,345
• Taxable income: $5,515
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $5,721/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): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• 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

+76.9% since first listed

8 events — show timeline

• 2026-03-20 Listed $115,000 UNYREIS
• 2026-03-13 Listing Removed — UNYREIS
• 2026-03-06 Relisted — UNYREIS
• 2026-03-06 Pending — UNYREIS
• 2025-11-14 Listed $115,000 UNYREIS
• 2016-08-05 Sold (Public Records) $65,000 Public Records
• 2008-08-05 Sold (Public Records) $75,000 Public Records
• 1997-07-30 Sold (Public Records) $65,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,276 · +0.0% YoY. Source: county tax records.