115 Rutgers St St · Rochester, NY 14607

$399,900

4 bd · 3.0 ba · 3,201 sqft · MultiFamily public records · 14 Days on market

Built 1890 6,534 sqft lot $125/sqft · 51% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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

Buy this Amazing Park Avenue Property! This Three Family with Many Updates is a must see!! HUGE Front entrance Porch! Stately Entrance with wonderful Oak molding and Staircase. . Gleaming Hardwood Floors. . Gas Fireplaces With Updated Kitchen in "Luxury /Owners unit. . This three family home has 1-2 bedroom and 2-1 Bedroom units. For Your Convenience There Are Two Staircases, one in front and one in back. Each apartment is accessible from each staircase. Special Features include curved glass with many Built Ins. updated window. . Ideal For Owner Occupant or Investor. This Property Comes With A Two Car Garage and a parking space for one additional car. Utilities are all separate. ..

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1890

Property features AI

Finance

• Financial info: Operating expenses include electric, insurance, snow removal, and water/sewer; Owner pays grounds care, garage, snow removal, trash collection, and water; Rent includes gardener, parking, snow removal, trash collection, and water

Exterior

• Parking: Shared paved parking; Garage parking (2 spaces); Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Resale condition
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Property contains multiple units (3 total units)
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Natural woodwork
• Laundry & utility: Separate gas and electric meters (4 each)

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $650/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Cap rate 12.1% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $5,736/mo this rent would consume 115% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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 $399,900

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 1890 — 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: 1.43% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.89%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (median comp): $822,799
• List price: $399,900
• Delta: -51.40%
• 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
115 Rutgers St St	0.00mi	4/3.0	3,201 (0%)	0mo	$440,000	$137	100
8 Rowley St	0.31mi	4/—	3,199 (-0%)	4mo	$300,000	$94	83
31 Rundel Park	0.57mi	4/2.0	3,266 (+2%)	12mo	$350,000	$107	56
735 Harvard St	0.70mi	4/3.5	3,026 (-6%)	4mo	$285,000	$94	53
15 Edgerton St	0.31mi	4/3.0	2,761 (-14%)	13mo	$525,000	$190	52
27 Vick Park A	0.27mi	4/4.0	3,501 (+9%)	19mo	$405,000	$116	52
110 Park Ave	0.43mi	5/— (+1)	3,644 (+14%)	3mo	$644,330	$177	49
33 Amherst St	0.33mi	4/4.0	2,811 (-12%)	16mo	$259,900	$92	47
164 Brunswick St	0.61mi	4/4.0	3,015 (-6%)	14mo	$480,000	$159	46
20 Avondale Park	0.59mi	4/3.0	2,735 (-15%)	4mo	$385,000	$141	44
10 Brighton St	0.34mi	3/2.0 (-1)	2,832 (-12%)	22mo	$249,000	$88	38
31 Park Ave	0.53mi	5/4.5 (+1)	2,828 (-12%)	20mo	$460,000	$163	28

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: 15.0%
• Equity multiple: 1.61×
• Total profit: $68,677
• Equity at exit: $59,626

10-year hold

• IRR: 24.8%
• Equity multiple: 3.32×
• Total profit: $259,303
• Equity at exit: $34,576

Cash invested: $111,972 (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: 17.4×

Monthly cashflow live

• Estimated rent: $5,736 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$319 /mo · $3,826/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,205
• Net cashflow: $1,949

Break-even live

Break-even rent $3,269

Max offer price $399,900

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$5,736
Total (3 units)			$5,736

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	0.30mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	0.53mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	0.82mi

Listing history 17 events

1. 2026-05-14
   historical Active Under Contract 2073-char remark
2. 2026-05-06
   listed $399,900 Active 2073-char remark
3. 2018-05-25
   soldstatus $330,000 Closed Sale or Rented 695-char remark

   Show marketing remark (695 chars)

   Buy this Amazing Park Avenue Property! This Three Family with Many Updates is a must see!! HUGE Front entrance Porch! Stately Entrance with wonderful Oak molding and Staircase. . Gleaming Hardwood Floors. . Gas Fireplaces With Updated Kitchen in "Luxury /Owners unit. . This three family home has 1-2 bedroom and 2-1 Bedroom units. For Your Convenience There Are Two Staircases, one in front and one in back. Each apartment is accessible from each staircase. Special Features include curved glass with many Built Ins. updated window. . Ideal For Owner Occupant or Investor. This Property Comes With A Two Car Garage and a parking space for one additional car. Utilities are all separate. ..

4. 2018-05-25
   soldstatus $330,000

   Show marketing remark (695 chars)

   Buy this Amazing Park Avenue Property! This Three Family with Many Updates is a must see!! HUGE Front entrance Porch! Stately Entrance with wonderful Oak molding and Staircase. . Gleaming Hardwood Floors. . Gas Fireplaces With Updated Kitchen in "Luxury /Owners unit. . This three family home has 1-2 bedroom and 2-1 Bedroom units. For Your Convenience There Are Two Staircases, one in front and one in back. Each apartment is accessible from each staircase. Special Features include curved glass with many Built Ins. updated window. . Ideal For Owner Occupant or Investor. This Property Comes With A Two Car Garage and a parking space for one additional car. Utilities are all separate. ..

5. 2018-04-17
   status Pending Sale 695-char remark

   Show marketing remark (695 chars)

   Buy this Amazing Park Avenue Property! This Three Family with Many Updates is a must see!! HUGE Front entrance Porch! Stately Entrance with wonderful Oak molding and Staircase. . Gleaming Hardwood Floors. . Gas Fireplaces With Updated Kitchen in "Luxury /Owners unit. . This three family home has 1-2 bedroom and 2-1 Bedroom units. For Your Convenience There Are Two Staircases, one in front and one in back. Each apartment is accessible from each staircase. Special Features include curved glass with many Built Ins. updated window. . Ideal For Owner Occupant or Investor. This Property Comes With A Two Car Garage and a parking space for one additional car. Utilities are all separate. ..

6. 2018-04-10
   listed $330,000 Active 695-char remark

   Show marketing remark (695 chars)

   Buy this Amazing Park Avenue Property! This Three Family with Many Updates is a must see!! HUGE Front entrance Porch! Stately Entrance with wonderful Oak molding and Staircase. . Gleaming Hardwood Floors. . Gas Fireplaces With Updated Kitchen in "Luxury /Owners unit. . This three family home has 1-2 bedroom and 2-1 Bedroom units. For Your Convenience There Are Two Staircases, one in front and one in back. Each apartment is accessible from each staircase. Special Features include curved glass with many Built Ins. updated window. . Ideal For Owner Occupant or Investor. This Property Comes With A Two Car Garage and a parking space for one additional car. Utilities are all separate. ..

7. 2015-11-02
   historical

   Show marketing remark (283 chars)

   Rent this awesome apartment now! Located in the heart of Park Ave is this beautiful executive rental of approx 1600 sq ft. .. Wonderful front porch! Living and Dining Room, Hardwoods, Granite Counters in kitchen, off street parking in 1 car garage. Laundry on site. Storage and more!

8. 2015-10-22
   soldstatus $1,000

   Show marketing remark (283 chars)

   Rent this awesome apartment now! Located in the heart of Park Ave is this beautiful executive rental of approx 1600 sq ft. .. Wonderful front porch! Living and Dining Room, Hardwoods, Granite Counters in kitchen, off street parking in 1 car garage. Laundry on site. Storage and more!

9. 2015-07-23
   listed $1,100

   Show marketing remark (283 chars)

   Rent this awesome apartment now! Located in the heart of Park Ave is this beautiful executive rental of approx 1600 sq ft. .. Wonderful front porch! Living and Dining Room, Hardwoods, Granite Counters in kitchen, off street parking in 1 car garage. Laundry on site. Storage and more!

10. 2015-07-22
    historical
11. 2015-07-02
    historical
12. 2015-06-30
    soldstatus $750
13. 2015-06-02
    listed $1,200
14. 2015-06-02
    listed $850
15. 2014-12-03
    historical
16. 2014-09-29
    listed $1,200
17. 2014-01-16
    listed $750

ⓘ 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: $3,826 · $319/mo
• Projected year-2 tax: $5,292 · $441/mo
• Expected delta: +$1,466/yr (+$122/mo · 38.3%)

ⓘ 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: $68,832
• − Mortgage interest: −$22,401
• − Property taxes: −$3,826
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,507
• − Management: −$5,507
• − Depreciation: −$11,633
• Taxable income: $17,959
• Est. tax owed @ 24.0%: −$4,310
• After-tax cash flow: $19,076/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

+36566.7% since first listed

19 events — show timeline

• 2026-06-11 Sold (MLS) $440,000 UNYREIS
• 2026-05-20 Pending — UNYREIS
• 2026-05-14 Contingent — UNYREIS
• 2026-05-06 Listed $399,900 UNYREIS
• 2018-05-25 Sold (Public Records) $330,000 Public Records
• 2018-05-25 Sold (MLS) $330,000 UNYREIS
• 2018-04-17 Pending — UNYREIS
• 2018-04-10 Listed $330,000 UNYREIS
• 2015-11-02 Listing Removed — UNYREIS
• 2015-10-22 Sold (MLS) $1,000 UNYREIS
• 2015-07-23 Listed $1,100 UNYREIS
• 2015-07-22 Listing Removed — UNYREIS
• 2015-07-02 Listing Removed — UNYREIS
• 2015-06-30 Sold (MLS) $750 UNYREIS
• 2015-06-02 Listed $850 UNYREIS
• 2015-06-02 Listed $1,200 UNYREIS
• 2014-12-03 Listing Removed — UNYREIS
• 2014-09-29 Listed $1,200 UNYREIS
• 2014-01-16 Listed $750 UNYREIS

Property tax history

+1.9%/yr

Latest (2025): $3,826 · -3.0% YoY. Source: county tax records.