211 Parsells Ave · Rochester, NY 14609

$154,900

3 bd · 2.0 ba · 2,352 sqft · Townhouse public records · 114 Days on market

Built 1920 4,550 sqft lot $66/sqft · 66% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge Duplex in the heart of the Beechwood Neighborhood of the City of Rochester! This 2 unit property offers 1- 2 bedroom and 1 bath unit and 1- 3 bedroom and 1 bath unit. Both offer spacious layouts and separate utilities. Currently the downstairs unit is rented for $950 a month on a month to month lease. The upstairs unit is currently vacant, making this one perfect for owner occupants or investors. There is a current C of O that is good until June 2030. Don't miss out on making this one yours!

Key facts

• Spacious layouts
• Separate utilities
• Duplex

Tags

• DUPLEX
• BEECHWOOD NEIGHBORHOOD
• SPACIOUS LAYOUTS
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 39% of the median local income ($65k/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 $5k 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 + 7.9% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12862% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $118k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (median comp): $93,272
• List price: $154,900
• Delta: 66.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
396-400 Hazelwood	0.43mi	4/3.0 (+1)	2,324 (-1%)	0mo	$260,000	$112	68
418-420 Melville St	0.39mi	4/2.0 (+1)	2,286 (-3%)	15mo	$220,000	$96	59
459 Parsells Ave	0.35mi	4/2.0 (+1)	2,106 (-10%)	2mo	$180,000	$85	59
891 Garson Ave	0.55mi	4/2.0 (+1)	2,418 (+3%)	9mo	$351,050	$145	57
53 Quincy St	0.32mi	4/2.0 (+1)	2,619 (+11%)	11mo	$77,000	$29	52
1929- 1931 Clifford Ave	0.73mi	4/2.0 (+1)	2,381 (+1%)	15mo	$140,000	$59	46
92 Ellison St	0.35mi	4/2.0 (+1)	2,059 (-12%)	24mo	$80,000	$39	38
122 Bowman St	0.60mi	4/2.0 (+1)	2,035 (-14%)	17mo	$135,000	$66	30
247 6th St	0.63mi	4/2.0 (+1)	2,010 (-14%)	24mo	$75,000	$37	22

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.64×
• Total profit: $27,871
• Equity at exit: $23,096

10-year hold

• IRR: 27.1%
• Equity multiple: 3.94×
• Total profit: $127,369
• Equity at exit: $13,393

Cash invested: $43,372 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$812
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $663

Break-even live

Break-even rent $1,241

Max offer price $154,900

Occupancy floor 63%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.77mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	2d	1	0.77mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	0.83mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	0.96mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	23d	1	1.07mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	1.21mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	43d	1	1.22mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.27mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.30mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.33mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	1.34mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $154,900 Active 114 DOM
2. 2026-06-17
   days on market $154,900 Active 113 DOM
3. 2026-06-16
   days on market $154,900 Active 112 DOM
4. 2026-06-15
   days on market $154,900 Active 111 DOM
5. 2026-06-13
   days on market $154,900 Active 109 DOM
6. 2026-06-13
   days on market $154,900 Active 108 DOM
7. 2026-06-10
   days on market $154,900 Active 106 DOM
8. 2026-06-09
   days on market $154,900 Active 105 DOM
9. 2026-06-09
   days on market $154,900 Active 104 DOM
10. 2026-06-07
    days on market $154,900 Active 103 DOM
11. 2026-06-05
    pricedays on market $154,900 Active 100 DOM
12. 2026-06-03
    days on market $159,900 Active 99 DOM
13. 2026-06-03
    days on market $159,900 Active 98 DOM
14. 2026-06-01
    days on market $159,900 Active 97 DOM
15. 2026-05-31
    days on market $159,900 Active 96 DOM
16. 2026-05-16
    listed $1,195
17. 2026-02-24
    listed $159,900 Active 502-char remark

    Show marketing remark (502 chars)

    Huge Duplex in the heart of the Beechwood Neighborhood of the City of Rochester! This 2 unit property offers 1- 2 bedroom and 1 bath unit and 1- 3 bedroom and 1 bath unit. Both offer spacious layouts and separate utilities. Currently the downstairs unit is rented for $950 a month on a month to month lease. The upstairs unit is currently vacant, making this one perfect for owner occupants or investors. There is a current C of O that is good until June 2030. Don't miss out on making this one yours!

18. 2025-06-03
    soldstatus $118,000
19. 2025-05-30
    soldstatus $118,000 Closed 215-char remark

    Show marketing remark (215 chars)

    Welcome to this Beechwood duplex! 2 large, updated units with income of $1000 and $750 a month. Has a transferrable C of O that expires 6/14/2030. Great investment opportunity! Don't miss out on this opportunity!

20. 2025-04-06
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Welcome to this Beechwood duplex! 2 large, updated units with income of $1000 and $750 a month. Has a transferrable C of O that expires 6/14/2030. Great investment opportunity! Don't miss out on this opportunity!

21. 2025-03-31
    listed $129,900 Active 215-char remark

    Show marketing remark (215 chars)

    Welcome to this Beechwood duplex! 2 large, updated units with income of $1000 and $750 a month. Has a transferrable C of O that expires 6/14/2030. Great investment opportunity! Don't miss out on this opportunity!

22. 2020-08-03
    soldstatus $67,000
23. 2020-05-11
    soldstatus $26,000

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$685/yr (+$57/mo · 55.0%)

ⓘ 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 · 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: $24,974
• − Mortgage interest: −$8,677
• − Property taxes: −$1,247
• − Insurance: −$774
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$4,506
• Taxable income: $5,774
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $6,575/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

-95.4% since first listed

8 events — show timeline

• 2026-05-16 Listed for Rent $1,195 APPFOLIO
• 2026-02-24 Listed $159,900 UNYREIS
• 2025-06-03 Sold (Public Records) $118,000 Public Records
• 2025-05-30 Sold (MLS) $118,000 UNYREIS
• 2025-04-06 Pending — UNYREIS
• 2025-03-31 Listed $129,900 UNYREIS
• 2020-08-03 Sold (Public Records) $67,000 Public Records
• 2020-05-11 Sold (Public Records) $26,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,247 · +0.0% YoY. Source: county tax records.