26 Rochester St · Port Byron, NY 13140

$99,900

6 bd · 3.0 ba · 3,353 sqft · MultiFamily public records · 29 Days on market

Built 1920

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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
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare find! Large 2 unit, each with 3 huge bedrooms and 1.5 bathrooms. Located right off of Main St. only a short walking distance to all the amenities. This multi-unit boasts, a newer metal roof (7 yo), all electrical updated (6 yo), 2 new furnaces (1 yo). Kitchen was updated 7 yrs ago, bathrooms are in good shape. Foundation is in great shape. A great investment or for owner occupied, have your tenant pay your mortgage. Property will be vacant at closing. Sold as-is, Seller will make no repairs or provide any credits for inspections.

Key facts

• Kitchen updated
• New furnaces
• Newer metal roof

Tags

• NEWER METAL ROOF
• ALL ELECTRICAL UPDATED
• NEW FURNACES
• KITCHEN UPDATED
• FOUNDATION IN GREAT SHAPE

Property features AI

Finance

• Financial info: Owner pays water and trash; operating expenses include water/sewer

Exterior

• Parking: Garage with approximately 2.5 spaces; Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding; Existing construction (year built: existing)
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 83 x 87

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Two separate 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Laminate flooring; Vinyl flooring; Varied flooring
• Bathrooms: Each unit has 1 full bathroom and 1 half bathroom (2 full and 2 half total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Fireplace (1); Laminate, vinyl, and varied flooring
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $633/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#778 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Port Byron Central School District (rural): math 36% / reading 48% proficiency, ranked #490 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: A A Gates Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 413 students, 0% FRL); Port Byron Senior High School (math 47% / reading 57%, grade D+, #946 of 1,100 statewide, top 88%, 355 students, 92% FRL) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($691 loan paydown + $9k appreciation (8.9% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.62% ✓
• Cap rate: 21.49%
• Cash-on-cash: 54.27%
• DSCR: 3.41
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.1%
• Equity multiple: 5.58×
• Total profit: $128,014
• Equity at exit: $82,467

10-year hold

• IRR: 60.6%
• Equity multiple: 12.17×
• Total profit: $312,414
• Equity at exit: $170,395

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 13140

• Home prices YoY: 2.7%
• Active inventory: 10
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,621 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$240 /mo · $2,880/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,265

Break-even live

Break-even rent $1,020

Max offer price $99,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,322	-5% $1,293	+0% $1,265	+5% $1,237	+10% $1,209
Rent	-10% $1,058	-5% $1,162	+0% $1,265	+5% $1,369	+10% $1,472
Rate	-1.0pp $1,315	-0.5pp $1,291	base $1,265	+0.5pp $1,239	+1.0pp $1,213

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,622
Total (2 units)			$2,621

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: —

Listing history 14 events

1. 2026-06-12
   status $99,900 Pending 29 DOM
2. 2026-06-09
   days on market $99,900 Active 29 DOM
3. 2026-06-08
   days on market $99,900 Active 28 DOM
4. 2026-06-07
   days on market $99,900 Active 27 DOM
5. 2026-06-05
   days on market $99,900 Active 24 DOM
6. 2026-06-03
   days on market $99,900 Active 23 DOM
7. 2026-06-02
   pricedays on market $99,900 Active 22 DOM
8. 2026-06-01
   days on market $104,900 Active 21 DOM
9. 2026-05-31
   days on market $104,900 Active 20 DOM
10. 2026-05-30
    days on market $104,900 Active 19 DOM
11. 2026-05-11
    listed $119,900 Active 539-char remark
12. 2015-03-20
    soldstatus $50,000
13. 2015-01-08
    soldstatus $40,000
14. 1993-07-16
    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: $2,880 · $240/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,452
• − Mortgage interest: −$5,596
• − Property taxes: −$2,880
• − Insurance: −$500
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$2,906
• Taxable income: $14,538
• Est. tax owed @ 24.0%: −$3,489
• After-tax cash flow: $11,692/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: Port Byron Central School District
• NCES district ID: 3623430
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $52,293
• Composite: 36.33/100
• National rank: #4690
• State rank: #490 of 590 in NY

Livability — Port Byron

• Score: 64/100
• State rank: #778
• US rank: #14820

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Byron, NY
• Population (ZIP): 4,192

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.95%
• Current HPI: 340.1023
• 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

+53.7% since first listed

8 events — show timeline

• 2026-06-10 Pending — WNYREIS
• 2026-06-01 Price Changed $99,900 WNYREIS
• 2026-05-28 Price Changed $104,900 WNYREIS
• 2026-05-20 Price Changed $114,900 WNYREIS
• 2026-05-11 Listed $119,900 WNYREIS
• 2015-03-20 Sold (Public Records) $50,000 Public Records
• 2015-01-08 Sold (Public Records) $40,000 Public Records
• 1993-07-16 Sold (Public Records) $65,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $2,880 · -0.5% YoY. Source: county tax records.