86 Glendale Park · Rochester, NY 14613

$110,000

4 bd · 2.0 ba · 1,934 sqft · MultiFamily public records · 12 Days on market

Built 1895 6,032 sqft lot Est $120k · 8% 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks

This turnkey 2 Family is ready for your investment portfolio or a great owner occupant opportunity! Featuring a 2 bedroom / 1 Full Bath down and 2 bedroom / 1 bath Up, this home features a classic covered front porch, hard wood floors throughout, Fresh interior paint, large kitchens and living spaces. Full walk-up attic is insulated and could be finished. Large back yard, with storage shed and off-street parking! Apartments are vacant, Rents are projected. C of O renewed in 2024 and expires in December 2030. NO DELAYED NEGOTIATIONS! Schedule a private showing today!

Key facts

• Covered front porch
• Hard wood floors
• Large kitchens

Tags

• COVERED FRONT PORCH
• HARD WOOD FLOORS
• LARGE KITCHENS
• LARGE BACK YARD
• STORAGE SHED
• OFF-STREET PARKING

Property features AI

Finance

• Other: Two separate units share single gas and electric meters
• Financial info: Owner pays electricity, gas, heat, hot water, and trash collection; Rent includes electricity, heat, hot water, and trash collection; Operating expenses may include electric, fuel, and water/sewer

Exterior

• Parking: Common paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric
• Home design: Two-story multi-family (2 units); Resale property; Zoned for 2 residential units
• Construction: Wood siding construction; Copper plumbing; Asphalt shingle roof; Built (existing structure)
• Exterior features: Partial fencing; Fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Some units include a refrigerator; Gas water heater
• Bedrooms: Two-unit property: one unit with 3 bedrooms, one unit with 2 bedrooms
• Flooring: Hardwood; Varies by area
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas heating with forced air
• Interior features: Hardwood and varied flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $644/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 20.3% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $52k; list at $110k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

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 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.27% ✓
• Cap rate: 20.34%
• Cash-on-cash: 50.19%
• DSCR: 3.23
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $119,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Fulton Ave	0.23mi	4/2.0	1,938 (+0%)	12mo	$68,000	$35	79
254 Lexington Ave	0.22mi	5/2.0 (+1)	1,845 (-5%)	1mo	$135,000	$73	76
220 Glenwood Ave	0.07mi	5/2.0 (+1)	2,016 (+4%)	11mo	$170,000	$84	76
475 Sherman St	0.29mi	4/2.0	2,016 (+4%)	5mo	$150,000	$74	75
304 Ravine Ave	0.09mi	3/2.0 (-1)	1,812 (-6%)	7mo	$35,000	$19	74
315 Lexington Ave	0.22mi	3/2.0 (-1)	1,754 (-9%)	1mo	$107,000	$61	68
40 Finch St	0.24mi	3/2.0 (-1)	1,826 (-6%)	9mo	$91,000	$50	67
191 Emerson St	0.21mi	5/2.0 (+1)	1,808 (-6%)	9mo	$45,000	$25	67
31 Plover St	0.32mi	4/2.0	1,776 (-8%)	6mo	$123,000	$69	67
41 Pierpont St	0.28mi	3/2.0 (-1)	1,778 (-8%)	2mo	$17,000	$10	66
152 Driving Park Ave	0.35mi	5/2.0 (+1)	1,688 (-13%)	1mo	$105,000	$62	57
189 Augustine St	0.67mi	4/2.0	2,134 (+10%)	5mo	$135,900	$64	47

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: 47.9%
• Equity multiple: 3.08×
• Total profit: $64,205
• Equity at exit: $16,401

10-year hold

• IRR: 53.5%
• Equity multiple: 6.24×
• Total profit: $161,507
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$577
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,288

Break-even live

Break-even rent $865

Max offer price $110,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,350	-5% $1,319	+0% $1,288	+5% $1,257	+10% $1,226
Rent	-10% $1,091	-5% $1,190	+0% $1,288	+5% $1,387	+10% $1,485
Rate	-1.0pp $1,343	-0.5pp $1,316	base $1,288	+0.5pp $1,260	+1.0pp $1,231

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,191
1× unit	3	1	$1,303
Total (2 units)			$2,495

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	0.15mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	45d	1	0.37mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	0.54mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	0.62mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	1.06mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	1.14mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	1.16mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	1.16mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.20mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	11d	1	1.28mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	1.31mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	11d	1	1.45mi

Listing history 10 events

1. 2026-06-16
   statusdays on market $110,000 Pending 12 DOM
2. 2026-06-15
   days on market $110,000 Active 11 DOM
3. 2026-06-13
   days on market $110,000 Active 9 DOM
4. 2026-06-13
   days on market $110,000 Active 8 DOM
5. 2026-06-10
   days on market $110,000 Active 6 DOM
6. 2026-06-09
   days on market $110,000 Active 5 DOM
7. 2026-06-09
   days on market $110,000 Active 4 DOM
8. 2026-06-07
   days on market $110,000 Active 3 DOM
9. 2026-06-05
   remarks 576-char remark
10. 2026-06-05
    listed $110,000 Active 1 DOM

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$568/yr (+$47/mo · 78.5%)

ⓘ 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 · 14 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: $29,940
• − Mortgage interest: −$6,162
• − Property taxes: −$723
• − Insurance: −$550
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$3,200
• Taxable income: $14,515
• Est. tax owed @ 24.0%: −$3,484
• After-tax cash flow: $11,974/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

+340.0% since first listed

8 events — show timeline

• 2026-06-04 Listed $110,000 UNYREIS
• 2019-05-01 Sold (Public Records) $52,000 Public Records
• 2019-05-01 Sold (MLS) $52,000 UNYREIS
• 2019-02-28 Listing Removed — UNYREIS
• 2019-02-27 Listed $52,000 UNYREIS
• 2018-04-27 Sold (Public Records) $41,000 Public Records
• 2013-06-06 Listed $36,900 UNYREIS
• 2012-03-06 Sold (Public Records) $25,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $723 · -9.9% YoY. Source: county tax records.