52 Monroe Ave · Brockport, NY 14420

$230,000

3 bd · 3.5 ba · 2,328 sqft · MultiFamily public records · 21 Days on market

Built 1840 0.25 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investment opportunity in Brockport! This charming 3-unit multifamily offers a desirable layout featuring a spacious 2 bedroom first-floor apartment and two second-floor units (1 bedroom each). The first floor unit has a substantial kitchen and large dining/living room space, plus 1.5 baths!. Conveniently located near SUNY Brockport, the Village of Brockport, shopping, dining, parks, and local amenities, this property has an unbeatable location and income potential. Desirable for investors OR for someone who wants to live on site and have tenants pay your mortgage. Attractive curb appeal, off street parking, on site laundry, all appliances and current C of O!

Key facts

• On site laundry
• Current c of o
• Off street parking

Tags

• 3 UNIT MULTIFAMILY
• SPACIOUS KITCHEN
• LARGE DINING LIVING ROOM
• OFF STREET PARKING
• ON SITE LAUNDRY
• CURRENT C OF O

Property features AI

Finance

• Other: Property contains 3 total units; Single gas meter and single electric meter for the property; Lot is rectangular and near public transit
• Financial info: Owner pays heat, hot water and water (rental information); Rent includes heat, hot water and water (rental information); Operating expense details: see remarks

Exterior

• Parking: Common paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Electricity available (circuit breakers); Cable available; High-speed internet available
• Home design: 2-story property; Resale condition; City street frontage
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Stone foundation; Built (existing)
• Exterior features: Covered porch

Interior

• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile; Vinyl; Varied flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Programmable thermostat; Thermal windows; Accessible bedroom
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.5-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 5.1% in Brockport — 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 73/100 on livability (#313 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $5,914/mo this rent would consume 94% of the median local household income ($76k/yr) (locally 472% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 2.7% rent growth), your $64k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,550 (1.5% below list)

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 1840 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.57% ✓
• Cap rate: 22.38%
• Cash-on-cash: 57.44%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 55.6%
• Equity multiple: 3.45×
• Total profit: $157,489
• Equity at exit: $34,294

10-year hold

• IRR: 60.5%
• Equity multiple: 6.96×
• Total profit: $383,530
• Equity at exit: $19,886

Cash invested: $64,400 (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 14420

• Home prices YoY: -10.6%
• Rents YoY: 2.7%
• Active inventory: 79
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $5,914 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,242
• Net cashflow: $3,083

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	1.5	$5,913
Total (3 units)			$5,914

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $230,000 Active 21 DOM
2. 2026-06-17
   days on market $230,000 Active 20 DOM
3. 2026-06-16
   days on market $230,000 Active 19 DOM
4. 2026-06-15
   days on market $230,000 Active 18 DOM
5. 2026-06-13
   days on market $230,000 Active 16 DOM
6. 2026-06-13
   days on market $230,000 Active 15 DOM
7. 2026-06-10
   days on market $230,000 Active 13 DOM
8. 2026-06-09
   days on market $230,000 Active 12 DOM
9. 2026-06-08
   days on market $230,000 Active 11 DOM
10. 2026-06-07
    days on market $230,000 Active 10 DOM
11. 2026-06-03
    days on market $230,000 Active 6 DOM
12. 2026-06-03
    days on market $230,000 Active 5 DOM
13. 2026-06-01
    days on market $230,000 Active 4 DOM
14. 2026-05-31
    days on market $230,000 Active 3 DOM
15. 2026-05-28
    listed $230,000 Active

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

Taxation est. · year 1

• Rental income: $70,968
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$5,677
• − Management: −$5,677
• − Depreciation: −$6,691
• Taxable income: $35,439
• Est. tax owed @ 24.0%: −$8,505
• After-tax cash flow: $28,486/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: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Brockport

• Score: 73/100
• State rank: #313
• US rank: #5216

Category grades

Amenities F Commute F Cost of living A Crime F Employment D+ Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockport, NY
• County: Monroe County · 674,131 people
• City population: 20,375
• Metro: Rochester, NY
• Population (ZIP): 20,375
• Household income: $75,577
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 472.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -31.08%
• Current HPI: 261.3695
• Rent YoY: ▲ 2.72%
• 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

1 event — show timeline

• 2026-05-28 Listed $230,000 UNYREIS

Property tax history

+11.2%/yr

Latest (2025): $11,569 · +5.2% YoY. Source: county tax records.