235 East Ave · East Rochester, NY 14445

$149,900

4 bd · 2.0 ba · 1,464 sqft · Townhouse public records · 9 Days on market

Built 1910 3,920 sqft lot $102/sqft · 50% below area Est $300k · 50% under

---

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 +28.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Side by side duplex in very convenient location. Good sized level back yard is partially fenced. Home needs a cosmetic makeover, but the bones are good, and some of the mechanicals appear to have been updated. A great deal of potential and value awaits the buyer willing to invest some time and energy.

Key facts

• Private porches
• Separate entrances
• Built 1910

Tags

• PRIVATE PORCHES
• SEPARATE ENTRANCES
• LUXURY VINYL PLANK FLOORING
• MODERN EAT-IN KITCHENS
• IN UNIT STACKED LAUNDRY
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters; Operating expenses may include insurance, maintenance (structure and general), professional management, and water/sewer
• Financial info: Owner pays water; Water included in rent

Exterior

• Parking: Paved parking
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story property; Existing/resale condition
• Construction: Vinyl siding; PEX plumbing; Block foundation
• Exterior features: Covered and open porch; Patio; Barbecue area; Fully fenced yard; Rectangular residential lot (49 x 80) on a city street

Interior

• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Full basement with sump pump
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.2% vs local median 4.5% in East 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Rochester Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 458 students, 48% FRL); East Rochester Junior-Senior High School (math 57% / reading 47%, grade D+, #946 of 1,100 statewide, top 88%, 515 students, 51% FRL).
• Market conditions: 34 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 5.3

CMA / ARV

• ARV (median comp): $299,768
• List price: $149,900
• Delta: -49.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 W Filbert St Unit S	0.42mi	4/2.0	1,597 (+9%)	13mo	$299,000	$187	55
53 Waterworks Dr	0.72mi	3/2.5 (-1)	1,623 (+11%)	6mo	$335,000	$206	37
89 Waterworks Dr	0.73mi	3/2.5 (-1)	1,623 (+11%)	17mo	$290,000	$179	27

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: 4.3%
• Equity multiple: 1.16×
• Total profit: $6,919
• Equity at exit: $22,351

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $46,879
• Equity at exit: $12,961

Cash invested: $41,972 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$786
• Tax from tax record: −$521 /mo · $6,247/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $486

Break-even live

Break-even rent $1,733

Max offer price $149,900

Occupancy floor 74%

Sensitivity live

Price	-10% $571	-5% $529	+0% $486	+5% $444	+10% $401
Rent	-10% $301	-5% $393	+0% $486	+5% $579	+10% $672
Rate	-1.0pp $562	-0.5pp $524	base $486	+0.5pp $447	+1.0pp $408

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 E Filbert St East Rochester, NY	3.0	1.5	1512	$2,475	$1.64	4d	1	0.07mi
214 E Spruce St East Rochester, NY	3.0	1.0	972	$1,750	$1.80	45d	1	0.16mi
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	12d	1	0.20mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	45d	1	0.61mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	4d	1	0.61mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	25d	1	0.61mi

Listing history 8 events

1. 2026-05-15
   status Pending 815-char remark
2. 2026-05-06
   listed $149,900 Active 815-char remark
3. 2021-10-29
   soldstatus $100,000
4. 2021-04-27
   soldstatus $87,501 Closed Sale or Rented 302-char remark

   Show marketing remark (302 chars)

   Side by side duplex in very convenient location. Good sized level back yard is partially fenced. Home needs a cosmetic makeover, but the bones are good, and some of the mechanicals appear to have been updated. A great deal of potential and value awaits the buyer willing to invest some time and energy.

5. 2021-03-12
   status Under Contract- Do Not Show 302-char remark

   Show marketing remark (302 chars)

   Side by side duplex in very convenient location. Good sized level back yard is partially fenced. Home needs a cosmetic makeover, but the bones are good, and some of the mechanicals appear to have been updated. A great deal of potential and value awaits the buyer willing to invest some time and energy.

6. 2021-02-13
   price $95,000 302-char remark

   Show marketing remark (302 chars)

   Side by side duplex in very convenient location. Good sized level back yard is partially fenced. Home needs a cosmetic makeover, but the bones are good, and some of the mechanicals appear to have been updated. A great deal of potential and value awaits the buyer willing to invest some time and energy.

7. 2021-01-13
   listed $100,000 Active 302-char remark

   Show marketing remark (302 chars)

   Side by side duplex in very convenient location. Good sized level back yard is partially fenced. Home needs a cosmetic makeover, but the bones are good, and some of the mechanicals appear to have been updated. A great deal of potential and value awaits the buyer willing to invest some time and energy.

8. 2007-05-17
   soldstatus $77,000

ⓘ 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: $6,247 · $521/mo
• Projected year-2 tax: $6,247 · $521/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 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $28,183
• − Mortgage interest: −$8,397
• − Property taxes: −$6,247
• − Insurance: −$750
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$4,361
• Taxable income: $3,920
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $4,894/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• Rent YoY: —
• 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

+94.7% since first listed

8 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-06 Listed $149,900 UNYREIS
• 2021-10-29 Sold (Public Records) $100,000 Public Records
• 2021-04-27 Sold (MLS) $87,501 CNYIS
• 2021-03-12 Pending — CNYIS
• 2021-02-13 Price Changed $95,000 CNYIS
• 2021-01-13 Listed $100,000 CNYIS
• 2007-05-17 Sold (Public Records) $77,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $6,247 · -47.1% YoY. Source: county tax records.