26 Galusha St · Rochester, NY 14605

$99,900

4 bd · 2.0 ba · 2,012 sqft · MultiFamily public records · 45 Days on market

Built 1900 4,290 sqft lot $50/sqft · 34% below area Est $151k · 34% under

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Why this score? — see what drove the A- 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
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

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

Completely renovated! New: plumbing, paint inside & out, one new furnace, one new water yeater (other furnace & water heater approx 5 years), new front porch, carpeting/flooring, updated baths, two new kitchens, thermal windows throughout! Fully fenced yard! separate utilities, security deposits on both units and brand new C of O and Lead Cert! New tenants with month-to-month leases.

Key facts

• 4,290 sq ft lot
• Built 1900
• Listed 45 days

Property features AI

Finance

• Other: Operating expense details: see remarks
• Financial info: Owner pays trash collection and water; Rent includes trash collection and water; Two-unit building with separate gas and electric meters for each unit; One unit currently listed with $1,000 actual rent

Exterior

• Parking: Paved parking area
• Utilities: Public water connected; Sewer connected
• Home design: 2-story multifamily property; Resale condition
• Construction: Composite siding; Existing construction (year built: existing)
• Exterior features: Paved parking; Near public transit; Rectangular residential lot with city street frontage; Lot dimensions approximately 33 x 130

Interior

• Kitchen: Each unit includes an eat-in kitchen and a formal dining room
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Varies by area
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring; Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$151,211) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 32 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,778/mo this rent would consume 101% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $825 appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $73k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.78% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.22%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

• ARV (median comp): $151,211
• List price: $99,900
• Delta: -33.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Laforce St	0.50mi	3/2.0 (-1)	1,980 (-2%)	9mo	$2,500	$1	62
12 Nielson St	0.49mi	4/2.0	1,908 (-5%)	12mo	$67,500	$35	59
15-17 Wilkins St	0.64mi	4/2.0	1,920 (-5%)	6mo	$101,070	$53	57
2 Costar St	0.73mi	4/2.0	2,122 (+6%)	12mo	$125,000	$59	47
163 Conkey Ave	0.49mi	4/2.0	2,256 (+12%)	13mo	$94,000	$42	46
723 Plymouth Ave N	0.63mi	4/2.0	1,906 (-5%)	20mo	$110,000	$58	45
63 Harris St	0.63mi	5/2.0 (+1)	1,810 (-10%)	12mo	$130,000	$72	38
74 Harris St	0.66mi	5/2.0 (+1)	1,824 (-9%)	22mo	$90,000	$49	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 2.80×
• Total profit: $50,325
• Equity at exit: $33,202

10-year hold

• IRR: 37.7%
• Equity multiple: 5.47×
• Total profit: $125,006
• Equity at exit: $43,434

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 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$524
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $774

Break-even live

Break-even rent $798

Max offer price $99,900

Occupancy floor 51%

Sensitivity live

Price	-10% $831	-5% $803	+0% $774	+5% $746	+10% $718
Rent	-10% $634	-5% $704	+0% $774	+5% $845	+10% $915
Rate	-1.0pp $825	-0.5pp $800	base $774	+0.5pp $748	+1.0pp $722

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: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.81mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.00mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.24mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.31mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	1.31mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.33mi

Listing history 34 events

1. 2026-06-18
   days on market $99,900 Active 45 DOM
2. 2026-06-17
   days on market $99,900 Active 44 DOM
3. 2026-06-16
   days on market $99,900 Active 43 DOM
4. 2026-06-15
   days on market $99,900 Active 42 DOM
5. 2026-06-13
   days on market $99,900 Active 40 DOM
6. 2026-06-13
   days on market $99,900 Active 39 DOM
7. 2026-06-10
   days on market $99,900 Active 37 DOM
8. 2026-06-09
   days on market $99,900 Active 36 DOM
9. 2026-06-09
   days on market $99,900 Active 35 DOM
10. 2026-06-07
    days on market $99,900 Active 34 DOM
11. 2026-06-05
    days on market $99,900 Active 31 DOM
12. 2026-06-03
    days on market $99,900 Active 30 DOM
13. 2026-06-03
    pricedays on market $99,900 Active 29 DOM
14. 2026-06-01
    days on market $105,000 Active 28 DOM
15. 2026-05-31
    days on market $105,000 Active 27 DOM
16. 2026-05-04
    listed $105,000 Active 90-char remark
17. 2025-08-01
    historical
18. 2025-05-12
    listed $110,000 Active
19. 2024-03-04
    soldstatus $73,000
20. 2020-01-29
    soldstatus $57,000
21. 2020-01-27
    soldstatus $57,000 Closed Sale or Rented

    Show marketing remark (398 chars)

    Completely renovated! New: plumbing, paint inside & out, one new furnace, one new water yeater (other furnace & water heater approx 5 years), new front porch, carpeting/flooring, updated baths, two new kitchens, thermal windows throughout! Fully fenced yard! separate utilities, security deposits on both units and brand new C of O and Lead Cert! New tenants with month-to-month leases.

22. 2019-12-30
    status Pending Sale

    Show marketing remark (398 chars)

    Completely renovated! New: plumbing, paint inside & out, one new furnace, one new water yeater (other furnace & water heater approx 5 years), new front porch, carpeting/flooring, updated baths, two new kitchens, thermal windows throughout! Fully fenced yard! separate utilities, security deposits on both units and brand new C of O and Lead Cert! New tenants with month-to-month leases.

23. 2019-11-22
    listed $59,900 Active

    Show marketing remark (398 chars)

    Completely renovated! New: plumbing, paint inside & out, one new furnace, one new water yeater (other furnace & water heater approx 5 years), new front porch, carpeting/flooring, updated baths, two new kitchens, thermal windows throughout! Fully fenced yard! separate utilities, security deposits on both units and brand new C of O and Lead Cert! New tenants with month-to-month leases.

24. 2019-09-30
    status Pending Sale
25. 2019-09-16
    historical
26. 2019-09-09
    listed $59,900 Active
27. 2019-04-10
    soldstatus $19,000
28. 2019-04-04
    soldstatus $18,000 Closed Sale or Rented
29. 2019-02-09
    status Pending Sale
30. 2019-02-09
    listed $25,000 Active
31. 2012-01-09
    soldstatus $26,000
32. 2012-01-09
    soldstatus $26,000
33. 2011-09-06
    listed $32,900
34. 2009-04-07
    soldstatus $20,000

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$456/yr (+$38/mo · 58.9%)

ⓘ 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: $21,333
• − Mortgage interest: −$5,596
• − Property taxes: −$775
• − Insurance: −$500
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$2,906
• Taxable income: $8,143
• Est. tax owed @ 24.0%: −$1,954
• After-tax cash flow: $7,337/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): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

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 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▲ 0.83%
• Current HPI: 207.359
• 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

+399.5% since first listed

20 events — show timeline

• 2026-06-02 Price Changed $99,900 UNYREIS
• 2026-05-04 Listed $105,000 UNYREIS
• 2025-08-01 Listing Removed — UNYREIS
• 2025-05-12 Listed $110,000 UNYREIS
• 2024-03-04 Sold (Public Records) $73,000 Public Records
• 2020-01-29 Sold (Public Records) $57,000 Public Records
• 2020-01-27 Sold (MLS) $57,000 UNYREIS
• 2019-12-30 Pending — UNYREIS
• 2019-11-22 Listed $59,900 UNYREIS
• 2019-09-30 Pending — UNYREIS
• 2019-09-16 Listing Removed — UNYREIS
• 2019-09-09 Listed $59,900 UNYREIS
• 2019-04-10 Sold (Public Records) $19,000 Public Records
• 2019-04-04 Sold (MLS) $18,000 UNYREIS
• 2019-02-09 Pending — UNYREIS
• 2019-02-09 Listed $25,000 UNYREIS
• 2012-01-09 Sold (Public Records) $26,000 Public Records
• 2012-01-09 Sold (MLS) $26,000 UNYREIS
• 2011-09-06 Listed $32,900 UNYREIS
• 2009-04-07 Sold (Public Records) $20,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $775 · +9.3% YoY. Source: county tax records.