525 Averill Ave · Rochester, NY 14607

$250,000

4 bd · 3.0 ba · 1,975 sqft · MultiFamily public records · 16 Days on market

Built 1900 3,600 sqft lot Est $282k · 11% under

---

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 +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 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 MLS

a stones throw away from Buckinghams property development on monroe and alexander. very long term tenants and LOW rents. could be a great owner occupant. roof two yrs. two porches, fenced yard. hardwood floors. 24 hours notice a must please. nice house for the money. $20000 under assesment,

Key facts

• Private basement
• Decorative fireplace
• Private entranced

Tags

• PRIVATE BASEMENT
• LAUNDRY HOOK UPS
• DECORATIVE FIREPLACE
• HARDWOOD FLOORS
• PRIVATE ENTRANCED
• COOL LOFT AREA

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $923/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% 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 (+4.6%/yr); 56 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $5,557/mo this rent would consume 112% of the median local household income ($60k/yr) (locally 2034% 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 $8k 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 + 4.6% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $69k; list at $250k implies a 262% 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 $246,250 (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 1900 — 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: 2.22% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.48%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $282,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Averill Ave	0.00mi	3/3.0 (-1)	1,975 (0%)	1mo	$250,000	$127	94
467-469 Pearl St	0.29mi	3/3.0 (-1)	1,920 (-3%)	9mo	$295,000	$154	70
20 Boardman St	0.34mi	4/3.0	2,174 (+10%)	10mo	$310,000	$143	59
95 Wilmington St	0.64mi	4/2.0	2,001 (+1%)	11mo	$232,000	$116	55
134 Benton St	0.58mi	5/3.0 (+1)	2,064 (+4%)	11mo	$255,000	$124	52
46 Boardman St	0.34mi	4/2.0	2,208 (+12%)	12mo	$242,500	$110	51
366 Gregory St	0.36mi	5/2.0 (+1)	1,793 (-9%)	12mo	$249,000	$139	49
212 S Goodman St	0.40mi	3/2.0 (-1)	1,792 (-9%)	12mo	$295,000	$165	47
1110 Clinton Ave S	0.66mi	3/3.0 (-1)	2,126 (+8%)	8mo	$310,275	$146	45
122-124 Gregory St	0.68mi	4/2.0	2,253 (+14%)	9mo	$350,000	$155	33
11-13 Raymond St	0.73mi	4/2.0	2,214 (+12%)	14mo	$230,500	$104	30
26 Fountain St	0.68mi	3/2.0 (-1)	1,688 (-14%)	10mo	$252,803	$150	27

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.07×
• Total profit: $145,004
• Equity at exit: $37,276

10-year hold

• IRR: 53.1%
• Equity multiple: 6.60×
• Total profit: $392,025
• Equity at exit: $21,615

Cash invested: $70,000 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 56
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $5,557 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$205 /mo · $2,461/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,167
• Net cashflow: $2,770

Break-even live

Break-even rent $2,051

Max offer price $250,000

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$5,556
Total (3 units)			$5,557

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	43d	1	0.11mi
416 Gregory St Unit Down Rochester, NY	3.0	1.0	1374	$1,995	$1.45	23d	1	0.27mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	0.43mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	0.63mi
106 Gregory St Rochester, NY	3.0	1.5	1680	$1,995	$1.19	23d	1	0.70mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	0.82mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	0.92mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	0.94mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.06mi
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	11d	1	1.17mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	1.19mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	1.23mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	1.31mi
188 Laney Rd Rochester, NY	3.0	1.5	1604	$2,350	$1.47	2d	1	1.42mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.48mi

Listing history 6 events

1. 2026-03-21
   status Pending
2. 2026-03-05
   listed $250,000 Active
3. 2011-03-08
   soldstatus $69,000 291-char remark

   Show marketing remark (291 chars)

   a stones throw away from Buckinghams property development on monroe and alexander. very long term tenants and LOW rents. could be a great owner occupant. roof two yrs. two porches, fenced yard. hardwood floors. 24 hours notice a must please. nice house for the money. $20000 under assesment,

4. 2011-03-08
   soldstatus $69,000

   Show marketing remark (291 chars)

   a stones throw away from Buckinghams property development on monroe and alexander. very long term tenants and LOW rents. could be a great owner occupant. roof two yrs. two porches, fenced yard. hardwood floors. 24 hours notice a must please. nice house for the money. $20000 under assesment,

5. 2010-06-24
   listed $84,900 291-char remark

   Show marketing remark (291 chars)

   a stones throw away from Buckinghams property development on monroe and alexander. very long term tenants and LOW rents. could be a great owner occupant. roof two yrs. two porches, fenced yard. hardwood floors. 24 hours notice a must please. nice house for the money. $20000 under assesment,

6. 1998-12-14
   soldstatus $42,000

ⓘ 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: $2,461 · $205/mo
• Projected year-2 tax: $3,343 · $279/mo
• Expected delta: +$882/yr (+$74/mo · 35.8%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,684
• − Mortgage interest: −$14,004
• − Property taxes: −$2,461
• − Insurance: −$1,250
• − Repairs & maintenance: −$5,335
• − Management: −$5,335
• − Depreciation: −$7,273
• Taxable income: $31,027
• Est. tax owed @ 24.0%: −$7,447
• After-tax cash flow: $25,791/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+495.2% since first listed

6 events — show timeline

• 2026-03-21 Pending — UNYREIS
• 2026-03-05 Listed $250,000 UNYREIS
• 2011-03-08 Sold (Public Records) $69,000 Public Records
• 2011-03-08 Sold (MLS) $69,000 UNYREIS
• 2010-06-24 Listed $84,900 UNYREIS
• 1998-12-14 Sold (Public Records) $42,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,461 · +0.0% YoY. Source: county tax records.