1139 Saint Paul St · Rochester, NY 14621

$184,900

10 bd · 3.0 ba · 3,384 sqft · Townhouse public records · 33 Days on market

Built 1890 0.28 ac lot

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Why this score? — see what drove the C 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! You do not want to miss this opportunity to add this to your portfolio. Well maintained 2 family for sale by long term owner with a Current C of O on the property. This 2 family property has shared living space with 3 Kitchens and 3 Bathrooms. Rooms on the 1st & 2nd floor and an additional basement studio with Approved Occupancy are all currently rented. A total of 10 rooms that are rented at 100% occupancy and are all 100% current. Every tenant has been independently screened by landlord, most tenants are long term. Total Gross annual rental income is $55,380 with an above average cap rate. Well maintained property, with a great Location, and plenty of off street parking makes this property highly desirable. Coin operated laundry on premises. All appliances stay. Detailed Proforma/ Profit and Loss available upon request from seller's agent. No seller financing. First Group Showing will be Saturday 5/28 from 1215- 1pm.

Key facts

• Basement studio
• 10 rented rooms
• Two-family property

Tags

• TWO-FAMILY PROPERTY
• LEGAL CERTIFICATE OF OCCUPANCY
• THREE SEPARATE LIVING SPACES
• BASEMENT STUDIO
• 10 RENTED ROOMS
• 100 PERCENT OCCUPANCY

Property features AI

Finance

• Other: Owner pays grounds care, hot water, snow removal, trash collection, water; Rent includes gardener, hot water, snow removal, trash collection, water
• Financial info: Property configured as a 2-unit building; Unit rents: one unit at $1,920, the other at $1,250; Operating expenses include advertising, electric, fuel, maintenance (structure and general), professional management, snow removal, utilities, water/sewer

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water available and connected; Public sewer available and connected
• Home design: Two-story building; Resale property
• Construction: Wood siding; Blown-in insulation
• Exterior features: Corner lot; Flag lot; Near public transit; Main thoroughfare road frontage

Interior

• Kitchen: Dryer, Washer, Oven/Range, Refrigerator; Dining area connected to kitchen (in-unit); Eat-in kitchen (in one unit); Formal dining room (in one unit)
• Bedrooms: One unit with 5 bedrooms; One unit with 4 bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms (total property)
• Heating & cooling: Gas forced-air heating
• Interior features: Finished full basement; Attic
• Laundry & utility: Washer and dryer in units; Gas water heater

What this means for you Summary

Snapshot

• This is a 10-bed/3.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

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 (+8.9%/yr); 114 active listings in the ZIP; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,980/mo this rent would consume 67% of the median local household income ($35k/yr) (locally 2756% 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 $1k of loan paydown is wiped out by about $6k 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 + 8.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.07% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,180
• Equity at exit: $27,569

10-year hold

• IRR: 15.0%
• Equity multiple: 2.50×
• Total profit: $77,432
• Equity at exit: $15,987

Cash invested: $51,772 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $340

Break-even live

Break-even rent $1,549

Max offer price $184,900

Occupancy floor 78%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $184,900 Active 33 DOM
2. 2026-06-17
   remarks 562-char remark
3. 2026-06-17
   listed $184,900 Active 32 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: $2,127 · $177/mo
• Projected year-2 tax: $2,626 · $219/mo
• Expected delta: +$499/yr (+$42/mo · 23.5%)

ⓘ 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: $23,762
• − Mortgage interest: −$10,357
• − Property taxes: −$2,127
• − Insurance: −$924
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,379
• Taxable income: $1,172
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,803/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+113.0% since first listed

18 events — show timeline

• 2026-06-16 Relisted — UNYREIS
• 2026-03-28 Relisted — UNYREIS
• 2026-01-26 Listed $184,900 UNYREIS
• 2025-10-04 Pending — UNYREIS
• 2025-08-19 Relisted — UNYREIS
• 2025-08-04 Pending — UNYREIS
• 2025-07-15 Listed $199,900 UNYREIS
• 2022-08-26 Sold (Public Records) $183,000 Public Records
• 2022-08-25 Sold (MLS) $183,000 UNYREIS
• 2022-06-13 Pending — UNYREIS
• 2022-06-02 Contingent — UNYREIS
• 2022-05-26 Listed $197,700 UNYREIS
• 2021-07-28 Pending — UNYREIS
• 2021-07-16 Pending — UNYREIS
• 2021-07-14 Listing Removed — UNYREIS
• 2021-06-29 Listed $199,900 UNYREIS
• 1996-06-06 Sold (Public Records) $42,000 Public Records
• 1993-05-06 Sold (Public Records) $86,804 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,127 · -3.1% YoY. Source: county tax records.