20 Locust St · Rochester, NY 14613

$85,000

5 bd · 2.0 ba · 2,152 sqft · MultiFamily public records · 7 Days on market

Built 1870 4,691 sqft lot Est $157k · 46% 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
• 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

Great investment opportunity for shrewd investors or possible owner-occupant opportunity! This duplex features two spacious units including a 2 bedroom upstairs and 3 bedroom downstairs apartment. Both units are currently rented on month to month leases, offering flexibility for future rent or owner occupancy. Group showings Friday 6/5 12p-1p, Saturday 6/6 11a-12p, Sunday 6/7 1p-2p. Delayed negotiations- all offers will be reviewed Monday 6/8 @ 1PM. Don't miss out on this excellent cash-flow opportunity!

Key facts

• 4,691 sq ft lot
• 2 parking spots
• Built 1870

Property features AI

Finance

• Other: Two total units with separate gas and electric meters for each unit
• Financial info: Owner pays trash collection and water; Operating expenses include trash and water/sewer

Exterior

• Parking: Two or more off-street parking spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story residential 2-unit property; Resale condition
• Construction: Vinyl siding; Asphalt roof; Block foundation; Existing (previously built)
• Exterior features: Partial fenced yard; Rectangular lot; Main thoroughfare frontage

Interior

• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Hardwood, laminate, tile, and varying flooring throughout
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$157,096) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $756/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Cap rate 27.7% 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; 1 comparable units currently listed for rent nearby; 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 $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $41k; list at $85k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

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 1870 — 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: 3.09% ✓
• Cap rate: 27.65%
• Cash-on-cash: 76.28%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $157,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Emerson St	0.06mi	6/2.0 (+1)	2,268 (+5%)	4mo	$166,000	$73	80
60 Locust St	0.15mi	4/2.0 (-1)	2,250 (+5%)	3mo	$65,000	$29	78
205-207 Ravine Ave	0.11mi	4/2.0 (-1)	2,240 (+4%)	11mo	$190,000	$85	74
220 Glenwood Ave	0.23mi	5/2.0	2,016 (-6%)	11mo	$170,000	$84	70
475 Sherman St	0.39mi	4/2.0 (-1)	2,016 (-6%)	5mo	$150,000	$74	62
227 Saratoga Ave	0.37mi	6/3.0 (+1)	2,000 (-7%)	2mo	$85,000	$43	60
408 Glenwood Ave	0.45mi	6/2.0 (+1)	2,027 (-6%)	7mo	$110,000	$54	58
254 Lexington Ave	0.39mi	5/2.0	1,845 (-14%)	0mo	$135,000	$73	58
104 Parkway	0.54mi	6/2.0 (+1)	2,070 (-4%)	10mo	$170,000	$82	55
929 Plymouth Ave N	0.41mi	6/2.0 (+1)	2,380 (+11%)	4mo	$125,000	$53	55
96 Otis St	0.57mi	6/2.0 (+1)	2,092 (-3%)	11mo	$125,000	$60	55
58 Avenue C	0.59mi	6/2.0 (+1)	2,230 (+4%)	10mo	$130,000	$58	53

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: 76.2%
• Equity multiple: 4.47×
• Total profit: $82,601
• Equity at exit: $12,674

10-year hold

• IRR: 79.9%
• Equity multiple: 9.24×
• Total profit: $196,089
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$446
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $1,513

Break-even live

Break-even rent $709

Max offer price $85,000

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,624
Total (2 units)			$2,624

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.11mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $85,000 Pending 7 DOM
2. 2026-06-10
   days on market $85,000 Active 6 DOM
3. 2026-06-09
   days on market $85,000 Active 5 DOM
4. 2026-06-09
   days on market $85,000 Active 4 DOM
5. 2026-06-07
   days on market $85,000 Active 3 DOM
6. 2026-06-05
   remarks 509-char remark
7. 2026-06-05
   listed $85,000 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: $948 · $79/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$244/yr (+$20/mo · 25.8%)

ⓘ 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: $31,488
• − Mortgage interest: −$4,761
• − Property taxes: −$948
• − Insurance: −$425
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$2,473
• Taxable income: $17,843
• Est. tax owed @ 24.0%: −$4,282
• After-tax cash flow: $13,871/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

+108.8% since first listed

2 events — show timeline

• 2026-06-04 Listed $85,000 UNYREIS
• 2011-07-15 Sold (Public Records) $40,700 Public Records

Property tax history

-0.2%/yr

Latest (2025): $948 · -2.0% YoY. Source: county tax records.