256 Augustine St · Rochester, NY 14613

$80,000

3 bd · 2.0 ba · 1,540 sqft · Townhouse public records · 9 Days on market

Built 1915 5,670 sqft lot Est $108k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks

Attention investors, your next cash-flowing asset is here! This well-maintained 2-unit duplex in Rochester's beloved Historic Maplewood District is the perfect entry point into real estate investing, priced under $100,000 with long-term occupancy already in place. With two separately metered units, a double-digit cap rate, and stable tenants, this property is generating income from day one, with no lease-up period required. Each unit operates fully independently, keeping management simple and expenses predictable. The property sits on a tree-lined street in the established Maplewood neighborhood, where community pride is evident, and rental demand remains strong. A detached 2-car garage add

Key facts

• 2 unit duplex
• Tree lined street
• 2 garage spots

Tags

• 2 UNIT DUPLEX
• SEPARATELY METERED UNITS
• DETACHED 2 CAR GARAGE
• TREE LINED STREET
• MAPLEWOOD ROSE GARDEN
• GENESEE RIVERWAY TRAIL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 16.7% 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: 71 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $80k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.95% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.05%
• DSCR: 2.65
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $107,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Dewey Ave	0.04mi	2/2.0 (-1)	1,626 (+6%)	22mo	$92,000	$57	65
412 Magee Ave	0.32mi	4/2.0 (+1)	1,688 (+10%)	12mo	$124,000	$73	54
20 Saranac St	0.72mi	4/2.0 (+1)	1,646 (+7%)	3mo	$60,000	$36	47
633 Dewey Ave	0.68mi	3/2.0	1,492 (-3%)	20mo	$48,000	$32	46
397 Lakeview Park	0.37mi	3/2.0	1,768 (+15%)	16mo	$124,000	$70	45
359 Flower City Park	0.46mi	3/2.0	1,770 (+15%)	23mo	$170,000	$96	35
63 Flower City Park	0.73mi	4/2.0 (+1)	1,697 (+10%)	15mo	$150,000	$88	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.39×
• Total profit: $31,102
• Equity at exit: $11,928

10-year hold

• IRR: 39.9%
• Equity multiple: 4.74×
• Total profit: $83,865
• Equity at exit: $6,917

Cash invested: $22,400 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$420
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $692

Break-even live

Break-even rent $681

Max offer price $80,000

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.33mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.38mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.38mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	0.56mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.59mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.64mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	2d	1	0.66mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.77mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.00mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.01mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.15mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	1.35mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	1.38mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $80,000 Active 9 DOM
2. 2026-06-17
   days on market $80,000 Active 8 DOM
3. 2026-06-16
   days on market $80,000 Active 7 DOM
4. 2026-06-15
   days on market $80,000 Active 6 DOM
5. 2026-06-13
   days on market $80,000 Active 4 DOM
6. 2026-06-13
   days on market $80,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   pricestatusdays on marketlisting id $80,000 Active 1 DOM
9. 2026-03-06
   status Pending
10. 2025-11-14
    listed $90,000 Active
11. 2025-11-09
    historical
12. 2025-07-09
    listed $99,900 Active
13. 2023-12-31
    historical
14. 2023-09-07
    listed $99,900 Active
15. 2023-06-30
    historical
16. 2023-04-23
    price $105,000
17. 2023-03-01
    historical
18. 2023-02-27
    listed $115,000 Active
19. 2022-12-03
    listed $120,000 Active
20. 2015-04-20
    soldstatus $42,500
21. 2015-02-23
    listed $44,899
22. 2007-07-23
    soldstatus $64,900
23. 1999-04-14
    soldstatus $69,500

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$164/yr (+$14/mo · 16.1%)

ⓘ 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 · 14 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: $18,680
• − Mortgage interest: −$4,481
• − Property taxes: −$1,023
• − Insurance: −$400
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$2,327
• Taxable income: $7,460
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,509/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+29.5% since first listed

15 events — show timeline

• 2026-03-06 Pending — UNYREIS
• 2025-11-14 Listed $90,000 UNYREIS
• 2025-11-09 Listing Removed — UNYREIS
• 2025-07-09 Listed $99,900 UNYREIS
• 2023-12-31 Listing Removed — UNYREIS
• 2023-09-07 Listed $99,900 UNYREIS
• 2023-06-30 Listing Removed — UNYREIS
• 2023-04-23 Price Changed $105,000 UNYREIS
• 2023-03-01 Listing Removed — UNYREIS
• 2023-02-27 Listed $115,000 UNYREIS
• 2022-12-03 Listed $120,000 UNYREIS
• 2015-04-20 Sold (MLS) $42,500 UNYREIS
• 2015-02-23 Listed $44,899 UNYREIS
• 2007-07-23 Sold (Public Records) $64,900 Public Records
• 1999-04-14 Sold (Public Records) $69,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,023 · +0.0% YoY. Source: county tax records.