392 Columbia Ave · Rochester, NY 14611

$99,000

6 bd · 2.0 ba · 2,720 sqft · Townhouse · 25 Days on market

Built 1900 Fair condition 4,600 sqft lot $36/sqft · 33% below area Est $147k · 33% 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
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks MLS

HUGE side by side duplex with over 2,700 SF and 2 - 3 bedroom units. Close proximity to the 19th Ward and University of Rochester. One side is currently vacant, allowing for owner occupant buyers to have the option. Other unit currently rented for $1,200 per month, and on a lease until January 2024. Separate utilities. Spacious layout in each unit. Current C of O from 2020. Don't miss out on this one, no delayed negotiations!

Key facts

• Hardwood flooring
• Natural light
• Built 1900

Tags

• HARDWOOD FLOORING
• NATURAL LIGHT
• MULTI-FAMILY PROPERTY
• ESTABLISHED NEIGHBORHOODS

Property features AI

Finance

• Other: Owner pays grounds care, trash collection, and water; rent includes gardener, trash collection, and water
• Financial info: Two separate residential units; Two separate gas meters and two separate electric meters; Gross income listed at $31,200; Operating expenses approximately $5,000 (includes maintenance, professional management, water/sewer)

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Residential 2-unit zoning; Resale condition
• Construction: Composite siding; Copper plumbing; Block foundation; Asphalt roof; Existing (previously built) structure
• Exterior features: Fully fenced yard; Rectangular residential lot (40 x 115) with city street frontage

Interior

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

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$147,294) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: Rents rising fast (+6.4%/yr); 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,046/mo this rent would consume 78% of the median local household income ($31k/yr) (locally 2168% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $684 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 (-2.9% appreciation + 6.4% 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 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 2.07% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.34%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $147,294
• List price: $99,000
• Delta: -32.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Bartlett St	0.05mi	6/2.0	2,760 (+2%)	9mo	$160,000	$58	88
298 Hawley St	0.10mi	5/2.0 (-1)	2,885 (+6%)	23mo	$42,000	$15	61
1116-1118 S Plymouth Ave	0.47mi	6/2.0	2,574 (-5%)	10mo	$232,000	$90	61
171 Wellington Ave	0.54mi	6/2.0	2,490 (-8%)	3mo	$140,000	$56	58
184 Warwick Ave	0.56mi	6/2.0	2,838 (+4%)	14mo	$178,000	$63	55
163-165 Warwick Ave	0.60mi	6/2.0	3,051 (+12%)	1mo	$75,000	$25	51
257 Barton St St	0.72mi	5/2.0 (-1)	2,517 (-8%)	1mo	$260,000	$103	48
363 Arnett Blvd	0.60mi	6/2.0	2,624 (-4%)	23mo	$100,000	$38	47
121 Elba St	0.52mi	5/2.0 (-1)	2,378 (-13%)	6mo	$140,000	$59	45
65-67 York St	0.74mi	6/2.0	2,817 (+4%)	18mo	$200,000	$71	44
188 Warwick Ave	0.56mi	6/3.0	2,480 (-9%)	15mo	$185,000	$75	42
18-22 Essex St	0.71mi	6/2.0	2,520 (-7%)	22mo	$65,000	$26	36

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

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 2.83×
• Total profit: $50,797
• Equity at exit: $15,064

10-year hold

• IRR: 48.4%
• Equity multiple: 6.50×
• Total profit: $152,564
• Equity at exit: $9,081

Cash invested: $27,720 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $932

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 49%

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: $24,750
• Closing costs: $2,970
• 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	1.24mi

Listing history 11 events

1. 2026-06-01
   statusdays on market $99,000 Pending 25 DOM
2. 2026-05-31
   days on market $99,000 Active 24 DOM
3. 2026-05-07
   listed $99,000 Active 887-char remark
4. 2023-10-18
   soldstatus $60,000 Closed Sale or Rented 429-char remark

   Show marketing remark (429 chars)

   HUGE side by side duplex with over 2,700 SF and 2 - 3 bedroom units. Close proximity to the 19th Ward and University of Rochester. One side is currently vacant, allowing for owner occupant buyers to have the option. Other unit currently rented for $1,200 per month, and on a lease until January 2024. Separate utilities. Spacious layout in each unit. Current C of O from 2020. Don't miss out on this one, no delayed negotiations!

5. 2023-09-19
   status Pending Sale 429-char remark

   Show marketing remark (429 chars)

   HUGE side by side duplex with over 2,700 SF and 2 - 3 bedroom units. Close proximity to the 19th Ward and University of Rochester. One side is currently vacant, allowing for owner occupant buyers to have the option. Other unit currently rented for $1,200 per month, and on a lease until January 2024. Separate utilities. Spacious layout in each unit. Current C of O from 2020. Don't miss out on this one, no delayed negotiations!

6. 2023-08-19
   historical Continue to Show- Under Contract 429-char remark

   Show marketing remark (429 chars)

   HUGE side by side duplex with over 2,700 SF and 2 - 3 bedroom units. Close proximity to the 19th Ward and University of Rochester. One side is currently vacant, allowing for owner occupant buyers to have the option. Other unit currently rented for $1,200 per month, and on a lease until January 2024. Separate utilities. Spacious layout in each unit. Current C of O from 2020. Don't miss out on this one, no delayed negotiations!

7. 2023-08-07
   listed $62,500 Active 429-char remark

   Show marketing remark (429 chars)

   HUGE side by side duplex with over 2,700 SF and 2 - 3 bedroom units. Close proximity to the 19th Ward and University of Rochester. One side is currently vacant, allowing for owner occupant buyers to have the option. Other unit currently rented for $1,200 per month, and on a lease until January 2024. Separate utilities. Spacious layout in each unit. Current C of O from 2020. Don't miss out on this one, no delayed negotiations!

8. 2018-02-08
   soldstatus $41,000 Closed Sale or Rented

   Show marketing remark (655 chars)

   Investment opportunity. $1,500. monthly income. Spacious duplex located at the 19th ward in close proximity to the U of R, Genesee Valley Park and Rochester's Airport. Two apartments side by side with three bedrooms in each. Both apartments are rented with a lease until April 2018.Current C of O is good until September first 2019. The C of O will not transfer. Seller will not be providing a new C of O. This property is selling in "AS IS" condition. The seller will not repair nor issue a repair credit. Great CAP RATE and ROI. Please allow 48 hours for a showing appointment. Tenants rights. Please call or TEXT the listing agent. Thank you.

9. 2017-11-22
   status Pending Sale

   Show marketing remark (655 chars)

   Investment opportunity. $1,500. monthly income. Spacious duplex located at the 19th ward in close proximity to the U of R, Genesee Valley Park and Rochester's Airport. Two apartments side by side with three bedrooms in each. Both apartments are rented with a lease until April 2018.Current C of O is good until September first 2019. The C of O will not transfer. Seller will not be providing a new C of O. This property is selling in "AS IS" condition. The seller will not repair nor issue a repair credit. Great CAP RATE and ROI. Please allow 48 hours for a showing appointment. Tenants rights. Please call or TEXT the listing agent. Thank you.

10. 2017-11-08
    status Under Contract- Do Not Show

    Show marketing remark (655 chars)

    Investment opportunity. $1,500. monthly income. Spacious duplex located at the 19th ward in close proximity to the U of R, Genesee Valley Park and Rochester's Airport. Two apartments side by side with three bedrooms in each. Both apartments are rented with a lease until April 2018.Current C of O is good until September first 2019. The C of O will not transfer. Seller will not be providing a new C of O. This property is selling in "AS IS" condition. The seller will not repair nor issue a repair credit. Great CAP RATE and ROI. Please allow 48 hours for a showing appointment. Tenants rights. Please call or TEXT the listing agent. Thank you.

11. 2017-10-26
    listed $49,900 Active

    Show marketing remark (655 chars)

    Investment opportunity. $1,500. monthly income. Spacious duplex located at the 19th ward in close proximity to the U of R, Genesee Valley Park and Rochester's Airport. Two apartments side by side with three bedrooms in each. Both apartments are rented with a lease until April 2018.Current C of O is good until September first 2019. The C of O will not transfer. Seller will not be providing a new C of O. This property is selling in "AS IS" condition. The seller will not repair nor issue a repair credit. Great CAP RATE and ROI. Please allow 48 hours for a showing appointment. Tenants rights. Please call or TEXT the listing agent. Thank you.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,548
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$2,880
• Taxable income: $10,215
• Est. tax owed @ 24.0%: −$2,452
• After-tax cash flow: $8,731/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations, focusing on exterior repairs, interior wall fixes, and flooring replacement to improve its resale and rental value.

Repairs flagged

• Major roof — Missing shingles
• Major exterior siding — Weathered and worn
• Major interior walls — Paint peeling and damage
• Major flooring — Worn-out carpet

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves living space and rental appeal
• Both Repair damaged walls — Restores structural integrity and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles	Major	$15,000–50,000
exterior siding · Weathered and worn	Major	$15,000–50,000
interior walls · Paint peeling and damage	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves living space and rental appeal ↑
• Both Repair damaged walls — Restores structural integrity and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+98.4% since first listed

10 events — show timeline

• 2026-06-01 Pending — UNYREIS
• 2026-05-07 Listed $99,000 UNYREIS
• 2023-10-18 Sold (MLS) $60,000 UNYREIS
• 2023-09-19 Pending — UNYREIS
• 2023-08-19 Contingent — UNYREIS
• 2023-08-07 Listed $62,500 UNYREIS
• 2018-02-08 Sold (MLS) $41,000 UNYREIS
• 2017-11-22 Pending — UNYREIS
• 2017-11-08 Pending — UNYREIS
• 2017-10-26 Listed $49,900 UNYREIS