481 Lexington Ave · Rochester, NY 14613

$119,900

4 bd · 2.5 ba · 1,771 sqft · SingleFamily public records · 38 Days on market

Built 1914 3,920 sqft lot Est $184k · 35% 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Listing remarks MLS

Welcome to 481 Lexington Ave! This 4 Bedroom 2.5 Bath Home Offers 1,771 Sq Ft Of Living Space! The living room has beautiful gum wood trim throughout and original hardwood floors. New stainless steel refrigerator with french doors and brand new gas range oven. The second level has 3 generous sized bedrooms and on the third level has a spacious bedroom with its own full bathroom. Offers Due Tuesday November 22nd at 6pm.

Key facts

• Modern convenience
• Private backyard
• Historic charm

Tags

• HISTORIC CHARM
• MODERN CONVENIENCE
• GUM WOOD TRIM
• ORIGINAL HARDWOOD FLOORING
• PRIVATE BACKYARD
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story property; Existing construction
• Construction: Vinyl siding; Wood siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 33 x 124

Interior

• Kitchen: Free-standing range; Oven; Microwave; Refrigerator
• Bedrooms: Includes an in-law suite
• Flooring: Carpet; Hardwood; Resilient flooring; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Attic; Ceiling fan(s); Walk-in pantry; In-law floorplan; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $829 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1914 — 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 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: 1.34% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $184,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Augustine St	0.50mi	4/2.0	1,764 (-0%)	1mo	$202,000	$115	73
309 Emerson St	0.45mi	4/1.5	1,725 (-3%)	4mo	$65,000	$38	67
507 Driving Park Ave	0.13mi	3/1.5 (-1)	1,602 (-10%)	3mo	$215,000	$134	67
128 Bryan St	0.39mi	3/1.5 (-1)	1,740 (-2%)	3mo	$160,000	$92	67
505 Augustine St	0.49mi	4/1.0	1,678 (-5%)	3mo	$160,000	$95	60
460 Glenwood Ave	0.14mi	3/1.5 (-1)	1,524 (-14%)	4mo	$65,000	$43	58
170 Otis St	0.69mi	5/3.0 (+1)	1,830 (+3%)	0mo	$190,000	$104	55
515 Emerson St	0.38mi	4/1.5	1,536 (-13%)	4mo	$129,900	$85	53
200 Albemarle St	0.71mi	5/2.0 (+1)	1,672 (-6%)	2mo	$195,000	$117	49
174 Alameda St	0.67mi	3/1.5 (-1)	1,658 (-6%)	3mo	$175,000	$106	47
541 Birr St	0.46mi	3/1.5 (-1)	1,514 (-14%)	1mo	$142,000	$94	45
232 Alameda St	0.63mi	3/1.5 (-1)	1,542 (-13%)	3mo	$160,000	$104	38

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $14,363
• Equity at exit: $17,877

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $55,928
• Equity at exit: $10,367

Cash invested: $33,572 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$629
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $531

Break-even live

Break-even rent $932

Max offer price $119,900

Occupancy floor 62%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.27mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.35mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.70mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.81mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.85mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.98mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	1.10mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.13mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.39mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	1.39mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.45mi

Listing history 13 events

1. 2026-04-23
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-08
   status Active
4. 2026-04-01
   status Pending
5. 2026-03-25
   historical Active Under Contract
6. 2026-03-09
   listed $119,900 Active
7. 2023-01-11
   soldstatus $75,000
8. 2023-01-09
   soldstatus $75,000 Closed Sale or Rented 422-char remark

   Show marketing remark (422 chars)

   Welcome to 481 Lexington Ave! This 4 Bedroom 2.5 Bath Home Offers 1,771 Sq Ft Of Living Space! The living room has beautiful gum wood trim throughout and original hardwood floors. New stainless steel refrigerator with french doors and brand new gas range oven. The second level has 3 generous sized bedrooms and on the third level has a spacious bedroom with its own full bathroom. Offers Due Tuesday November 22nd at 6pm.

9. 2022-12-02
   status Pending Sale 422-char remark

   Show marketing remark (422 chars)

   Welcome to 481 Lexington Ave! This 4 Bedroom 2.5 Bath Home Offers 1,771 Sq Ft Of Living Space! The living room has beautiful gum wood trim throughout and original hardwood floors. New stainless steel refrigerator with french doors and brand new gas range oven. The second level has 3 generous sized bedrooms and on the third level has a spacious bedroom with its own full bathroom. Offers Due Tuesday November 22nd at 6pm.

10. 2022-11-29
    status Under Contract- Do Not Show 422-char remark

    Show marketing remark (422 chars)

    Welcome to 481 Lexington Ave! This 4 Bedroom 2.5 Bath Home Offers 1,771 Sq Ft Of Living Space! The living room has beautiful gum wood trim throughout and original hardwood floors. New stainless steel refrigerator with french doors and brand new gas range oven. The second level has 3 generous sized bedrooms and on the third level has a spacious bedroom with its own full bathroom. Offers Due Tuesday November 22nd at 6pm.

11. 2022-11-25
    historical Continue to Show- Under Contract 422-char remark

    Show marketing remark (422 chars)

    Welcome to 481 Lexington Ave! This 4 Bedroom 2.5 Bath Home Offers 1,771 Sq Ft Of Living Space! The living room has beautiful gum wood trim throughout and original hardwood floors. New stainless steel refrigerator with french doors and brand new gas range oven. The second level has 3 generous sized bedrooms and on the third level has a spacious bedroom with its own full bathroom. Offers Due Tuesday November 22nd at 6pm.

12. 2022-11-16
    listed $74,900 Active 422-char remark

    Show marketing remark (422 chars)

    Welcome to 481 Lexington Ave! This 4 Bedroom 2.5 Bath Home Offers 1,771 Sq Ft Of Living Space! The living room has beautiful gum wood trim throughout and original hardwood floors. New stainless steel refrigerator with french doors and brand new gas range oven. The second level has 3 generous sized bedrooms and on the third level has a spacious bedroom with its own full bathroom. Offers Due Tuesday November 22nd at 6pm.

13. 2002-01-18
    soldstatus $38,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,359 · $113/mo
• Expected delta: +$668/yr (+$56/mo · 96.7%)

ⓘ 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 ≥96°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: $19,251
• − Mortgage interest: −$6,716
• − Property taxes: −$691
• − Insurance: −$600
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,488
• Taxable income: $4,676
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $5,251/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

+215.5% since first listed

13 events — show timeline

• 2026-04-23 Pending — UNYREIS
• 2026-04-21 Contingent — UNYREIS
• 2026-04-08 Relisted — UNYREIS
• 2026-04-01 Pending — UNYREIS
• 2026-03-25 Contingent — UNYREIS
• 2026-03-09 Listed $119,900 UNYREIS
• 2023-01-11 Sold (Public Records) $75,000 Public Records
• 2023-01-09 Sold (MLS) $75,000 UNYREIS
• 2022-12-02 Pending — UNYREIS
• 2022-11-29 Pending — UNYREIS
• 2022-11-25 Contingent — UNYREIS
• 2022-11-16 Listed $74,900 UNYREIS
• 2002-01-18 Sold (Public Records) $38,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $691 · +0.0% YoY. Source: county tax records.