36 Avenue A · Rochester, NY 14621

$89,900

4 bd · 2.0 ba · 2,197 sqft · MultiFamily public records · 34 Days on market

Built 1900 4,809 sqft lot $41/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Freshly painted exterior, refinished hardwood floors, updated plumbing, updated electric, Fully tenanted to long term tenants, Transfer C of O supplied

Key facts

• 4,809 sq ft lot
• Built 1900
• Listed 34 days

Property features AI

Finance

• Other: Two separate gas meters; Two separate electric meters; Two total units in the building
• Financial info: Operating expense details: see remarks; Owner pays: other (see remarks); Rent includes: see remarks

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multifamily building; Resale property
• Construction: Aluminum siding; Built existing (year built details listed as existing)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchens; One unit includes a formal dining room; the other lists a dining area combined with the living room
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Varies by room
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 (+8.9%/yr); 114 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,741/mo this rent would consume 59% 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 $622 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 (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $90k implies a 70% 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 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 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: 1.94% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.71%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (median comp): $182,925
• List price: $89,900
• Delta: -45.39%
• 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
163 Conkey Ave	0.22mi	4/2.0	2,256 (+3%)	13mo	$94,000	$42	74
60 Locust St	0.64mi	4/2.0	2,250 (+2%)	3mo	$65,000	$29	64
1227 N Clinton Ave #1221	0.58mi	4/2.0	2,131 (-3%)	7mo	$126,500	$59	62
205-207 Ravine Ave	0.58mi	4/2.0	2,240 (+2%)	11mo	$190,000	$85	61
12 Nielson St	0.20mi	4/2.0	1,908 (-13%)	12mo	$67,500	$35	58
1624 St Paul St	0.56mi	5/2.0 (+1)	2,120 (-4%)	9mo	$160,000	$75	56
2 Costar St	0.64mi	4/2.0	2,122 (-3%)	12mo	$125,000	$59	54
204 Fulton Ave	0.41mi	4/2.0	1,938 (-12%)	12mo	$68,000	$35	51
395 Remington St	0.74mi	4/2.0	2,016 (-8%)	4mo	$85,000	$42	48
220 Glenwood Ave	0.59mi	5/2.0 (+1)	2,016 (-8%)	11mo	$170,000	$84	45
15-17 Wilkins St	0.70mi	4/2.0	1,920 (-13%)	6mo	$101,070	$53	41
32 Laforce St	0.67mi	3/2.0 (-1)	1,980 (-10%)	9mo	$2,500	$1	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 2.79×
• Total profit: $45,017
• Equity at exit: $13,404

10-year hold

• IRR: 47.9%
• Equity multiple: 6.80×
• Total profit: $145,962
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$471
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $791

Break-even live

Break-even rent $740

Max offer price $89,900

Occupancy floor 50%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.13mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.68mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.76mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	1.06mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $89,900 Active 34 DOM
2. 2026-06-17
   price $89,900 Active 33 DOM
3. 2026-06-17
   days on market $99,900 Active 33 DOM
4. 2026-06-16
   days on market $99,900 Active 32 DOM
5. 2026-06-15
   days on market $99,900 Active 31 DOM
6. 2026-06-13
   days on market $99,900 Active 29 DOM
7. 2026-06-13
   days on market $99,900 Active 28 DOM
8. 2026-06-10
   days on market $99,900 Active 26 DOM
9. 2026-06-09
   days on market $99,900 Active 25 DOM
10. 2026-06-09
    days on market $99,900 Active 24 DOM
11. 2026-06-07
    days on market $99,900 Active 23 DOM
12. 2026-06-05
    days on market $99,900 Active 20 DOM
13. 2026-06-03
    days on market $99,900 Active 19 DOM
14. 2026-06-03
    days on market $99,900 Active 18 DOM
15. 2026-06-01
    days on market $99,900 Active 17 DOM
16. 2026-05-31
    days on market $99,900 Active 16 DOM
17. 2026-05-15
    listed $99,900 Active 127-char remark
18. 2015-12-17
    soldstatus $53,000 Closed Sale or Rented 151-char remark

    Show marketing remark (151 chars)

    Freshly painted exterior, refinished hardwood floors, updated plumbing, updated electric, Fully tenanted to long term tenants, Transfer C of O supplied

19. 2015-07-28
    status Pending Sale 151-char remark

    Show marketing remark (151 chars)

    Freshly painted exterior, refinished hardwood floors, updated plumbing, updated electric, Fully tenanted to long term tenants, Transfer C of O supplied

20. 2015-07-25
    listed $59,900 Active 151-char remark

    Show marketing remark (151 chars)

    Freshly painted exterior, refinished hardwood floors, updated plumbing, updated electric, Fully tenanted to long term tenants, Transfer C of O supplied

21. 2014-06-26
    soldstatus $710,000
22. 2007-08-06
    soldstatus $29,900

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$307/yr (+$26/mo · 34.0%)

ⓘ 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: $20,891
• − Mortgage interest: −$5,036
• − Property taxes: −$905
• − Insurance: −$450
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$2,615
• Taxable income: $8,543
• Est. tax owed @ 24.0%: −$2,050
• After-tax cash flow: $7,442/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

+200.7% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $89,900 UNYREIS
• 2026-05-15 Listed $99,900 UNYREIS
• 2015-12-17 Sold (MLS) $53,000 UNYREIS
• 2015-07-28 Pending — UNYREIS
• 2015-07-25 Listed $59,900 UNYREIS
• 2014-06-26 Sold (Public Records) $710,000 Public Records
• 2007-08-06 Sold (Public Records) $29,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $905 · -26.1% YoY. Source: county tax records.