274 Avenue D · Rochester, NY 14621

$94,900

6 bd · 2.0 ba · 2,658 sqft · MultiFamily public records · 13 Days on market

Built 1915 4,400 sqft lot $36/sqft · 50% below area Est $189k · 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• 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

Great Investment opportunity! This 2 unit property offers 2- 3 bedroom and 1 bath units. Both units have large layouts, updated eat in kitchens and separate utilities. Currently both units are rented for a monthly gross of $1,600 a month and on month to month leases. A new roof, vinyl siding, and a brand new C of O will be provided at closing! Don't miss out on this one! Can be packaged with 172 Rohr St.

Key facts

• Formal dining
• Separate utilities
• Eat-in kitchen

Tags

• MULTI-FAMILY HOME
• EAT-IN KITCHEN
• FORMAL DINING
• LIVING ROOMS
• SEPARATE UTILITIES
• GREAT INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Owner pays trash collection and water; rent includes trash collection and water
• Financial info: Two total dwelling units; Four units in the community; Two separate gas meters; Two separate electric meters; Gross income: $20,600; Operating expenses: $1,500 (includes insurance, water/sewer)

Exterior

• Parking: Concrete parking
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story building; Residential two-unit zoning; Entry level details not specified; Existing construction
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Built previously (existing)
• Exterior features: Porch; Rectangular residential lot; Near public transit; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Contains bedrooms (details not provided)
• Flooring: Hardwood flooring; Resilient flooring; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Storm windows with wood frames; Enclosed porch
• Laundry & utility: Washer hookup

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$189,343) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Cap rate 28.9% 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 (+8.9%/yr); 114 active listings in the ZIP; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,032/mo this rent would consume 103% of the median local household income ($35k/yr) (locally 2756% 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 $656 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 + 8.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $72k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1915 — 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 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: 3.19% ✓
• Cap rate: 28.87%
• Cash-on-cash: 80.63%
• DSCR: 4.59
• GRM: 2.6

CMA / ARV

• ARV (median comp): $189,343
• List price: $94,900
• Delta: -49.88%
• 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
20 Evergreen St	0.52mi	6/2.0	2,652 (-0%)	4mo	$185,000	$70	72
27-29 Trenaman St	0.27mi	6/2.0	2,454 (-8%)	7mo	$120,000	$49	69
105-107 Avenue E	0.36mi	7/2.5 (+1)	2,824 (+6%)	0mo	$110,000	$39	66
360 Remington St	0.33mi	5/3.0 (-1)	2,688 (+1%)	10mo	$90,000	$33	65
8 Trenaman St	0.29mi	6/2.0	2,426 (-9%)	10mo	$130,000	$54	63
118 Norton St	0.46mi	6/2.0	2,438 (-8%)	4mo	$110,000	$45	62
43 Sullivan St	0.57mi	7/2.0 (+1)	2,688 (+1%)	7mo	$88,000	$33	61
75-77 Avenue B	0.41mi	6/2.0	2,914 (+10%)	9mo	$180,000	$62	57
1737-1739 Saint Paul St	0.57mi	7/3.0 (+1)	2,552 (-4%)	2mo	$115,000	$45	56
1603 St Paul St	0.51mi	6/2.0	2,410 (-9%)	11mo	$79,900	$33	52
56 Avenue C #54	0.34mi	5/3.0 (-1)	2,448 (-8%)	15mo	$76,000	$31	50
65 Strong St	0.56mi	5/2.0 (-1)	2,395 (-10%)	14mo	$125,000	$52	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 86.3%
• Equity multiple: 5.30×
• Total profit: $114,376
• Equity at exit: $14,150

10-year hold

• IRR: 90.6%
• Equity multiple: 13.01×
• Total profit: $319,021
• Equity at exit: $8,205

Cash invested: $26,572 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,032 high
• Mortgage (P&I): −$498
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $1,785

Break-even live

Break-even rent $772

Max offer price $94,900

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,032
Total (2 units)			$3,032

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-13
   listed $94,900 Active 213-char remark
2. 2024-03-06
   soldstatus $71,500
3. 2024-03-05
   soldstatus $71,500 Closed 407-char remark

   Show marketing remark (407 chars)

   Great Investment opportunity! This 2 unit property offers 2- 3 bedroom and 1 bath units. Both units have large layouts, updated eat in kitchens and separate utilities. Currently both units are rented for a monthly gross of $1,600 a month and on month to month leases. A new roof, vinyl siding, and a brand new C of O will be provided at closing! Don't miss out on this one! Can be packaged with 172 Rohr St.

4. 2024-01-21
   status Pending 407-char remark

   Show marketing remark (407 chars)

   Great Investment opportunity! This 2 unit property offers 2- 3 bedroom and 1 bath units. Both units have large layouts, updated eat in kitchens and separate utilities. Currently both units are rented for a monthly gross of $1,600 a month and on month to month leases. A new roof, vinyl siding, and a brand new C of O will be provided at closing! Don't miss out on this one! Can be packaged with 172 Rohr St.

5. 2024-01-16
   listed $69,900 Active 407-char remark

   Show marketing remark (407 chars)

   Great Investment opportunity! This 2 unit property offers 2- 3 bedroom and 1 bath units. Both units have large layouts, updated eat in kitchens and separate utilities. Currently both units are rented for a monthly gross of $1,600 a month and on month to month leases. A new roof, vinyl siding, and a brand new C of O will be provided at closing! Don't miss out on this one! Can be packaged with 172 Rohr St.

6. 2023-11-09
   soldstatus $41,000 Closed Sale or Rented

   Show marketing remark (522 chars)

   Inflation Fighter Pricing! This looks like a deal from 2015! Property can be packaged with 172 Rohr St. See separate listing. Large up and down duplex with two 3 bedroom 1 bath apartments. Large living rooms, dining rooms and kitchens. Separate Utilities. Off street parking and partially fenced in backyard. Property is currently vacant and needs rehab. No C of O supplied. Big cash flow potential after rehab and leasing. Delayed showings until Wednesday 9/27. Delayed Negotiations and all offers due Monday 10/2 at 3pm.

7. 2023-10-03
   status Pending Sale

   Show marketing remark (522 chars)

   Inflation Fighter Pricing! This looks like a deal from 2015! Property can be packaged with 172 Rohr St. See separate listing. Large up and down duplex with two 3 bedroom 1 bath apartments. Large living rooms, dining rooms and kitchens. Separate Utilities. Off street parking and partially fenced in backyard. Property is currently vacant and needs rehab. No C of O supplied. Big cash flow potential after rehab and leasing. Delayed showings until Wednesday 9/27. Delayed Negotiations and all offers due Monday 10/2 at 3pm.

8. 2023-09-25
   listed $24,900 Active

   Show marketing remark (522 chars)

   Inflation Fighter Pricing! This looks like a deal from 2015! Property can be packaged with 172 Rohr St. See separate listing. Large up and down duplex with two 3 bedroom 1 bath apartments. Large living rooms, dining rooms and kitchens. Separate Utilities. Off street parking and partially fenced in backyard. Property is currently vacant and needs rehab. No C of O supplied. Big cash flow potential after rehab and leasing. Delayed showings until Wednesday 9/27. Delayed Negotiations and all offers due Monday 10/2 at 3pm.

9. 2017-10-02
   soldstatus $44,000
10. 2017-09-29
    soldstatus $44,000 Closed Sale or Rented
11. 2017-07-26
    status Pending Sale
12. 2017-05-04
    price $49,900
13. 2017-04-07
    listed $54,900 Active
14. 2015-11-04
    soldstatus $42,500

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$366/yr (+$30/mo · 42.0%)

ⓘ 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 ≥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: $36,384
• − Mortgage interest: −$5,316
• − Property taxes: −$872
• − Insurance: −$474
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − Depreciation: −$2,761
• Taxable income: $21,139
• Est. tax owed @ 24.0%: −$5,073
• After-tax cash flow: $16,351/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+123.3% since first listed

15 events — show timeline

• 2026-05-26 Pending — UNYREIS
• 2026-05-13 Listed $94,900 UNYREIS
• 2024-03-06 Sold (Public Records) $71,500 Public Records
• 2024-03-05 Sold (MLS) $71,500 UNYREIS
• 2024-01-21 Pending — UNYREIS
• 2024-01-16 Listed $69,900 UNYREIS
• 2023-11-09 Sold (MLS) $41,000 UNYREIS
• 2023-10-03 Pending — UNYREIS
• 2023-09-25 Listed $24,900 UNYREIS
• 2017-10-02 Sold (Public Records) $44,000 Public Records
• 2017-09-29 Sold (MLS) $44,000 UNYREIS
• 2017-07-26 Pending — UNYREIS
• 2017-05-04 Price Changed $49,900 UNYREIS
• 2017-04-07 Listed $54,900 UNYREIS
• 2015-11-04 Sold (Public Records) $42,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $872 · +19.6% YoY. Source: county tax records.