709 Garfield St · East Rochester, NY 14445

$1,300

4 bd · 2.0 ba · 1,700 sqft · Other public records · 1 Days on market

Built 1922 4,792 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HERE IS YOUR CHANCE TO OWN A BEAUTIFUL TRIPLEX IN EAST ROCHESTER! ADD THIS TO YOUR PORTFOLIO OR IF YOU'RE JUST STARTING AS AN INVESTOR? THIS WILL BOOST YOU TO THE NEXT LEVEL! PERFECT FOR OWNER OCCUPANT AS WELL. ENDLESS OPPORTUNITY'S WITH THIS PROPERTY. DEALYED SHOWINGS AND NEGOTIATIONS. GROUPS SHOWINGS START 10-12-2023 3-5PM AND 10-13-2023 3-5PM. ALL OFFERS DUE MONDAY 10-16-2023 AT 5PM. OWNER PAYS FOR WATER, TRASH. SELLER IS NOT SURE ON THE AGE OF FURNACE, HOT WATER TANKS OR BOILER. BUT THEY ARE WORKING.

Key facts

• 4,792 sq ft lot
• 2 parking spots
• Built 1922

Property features AI

Finance

• Financial info: Owner pays trash collection and water; Rent includes trash collection and water; Operating expense information lists rent

Exterior

• Parking: Two or more parking spaces
• Utilities: Public water connected; Sewer available
• Home design: Single-story home; Resale property; Vinyl siding
• Construction: Vinyl siding construction; Existing structure
• Exterior features: Flag lot; Lot dimensions approximately 42 x 130

Interior

• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Hardwood, vinyl and varying flooring throughout
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Cap rate 1661.6% vs local median 4.5% in East 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• East Rochester Union Free School District (suburban): math 50% / reading 51% proficiency, ranked #371 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9 of loan paydown is wiped out by about $39 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 $364 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,300

Questions for the listing agent

1. Built in 1922 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 175.49% ✓
• Cap rate: 1661.62%
• Cash-on-cash: 5911.89%
• DSCR: 264.05
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 314.29×
• Total profit: $114,038
• Equity at exit: $194

10-year hold

• IRR: —
• Equity multiple: 678.23×
• Total profit: $246,512
• Equity at exit: $112

Cash invested: $364 (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 14445

• Home prices YoY: -9.5%
• Active inventory: 34

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $20/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,793

Break-even live

Break-even rent $11

Max offer price $1,300

Occupancy floor 16%

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: $325
• Closing costs: $39
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 E Filbert St East Rochester, NY	3.0	1.5	1512	$2,475	$1.64	3d	1	0.50mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	23d	1	0.65mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	44d	1	0.66mi
330 E Chestnut St East Rochester, NY	3.0	2.0	1200	$2,100	$1.75	10d	1	0.71mi
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	3d	1	0.83mi
1253 Fairport Rd Fairport, NY	3.0	2.0	2194	$2,500	$1.14	3d	1	1.47mi

Listing history 2 events

1. 2026-06-16
   remarks 167-char remark
2. 2026-06-16
   listed $1,300 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $27,376
• − Mortgage interest: −$73
• − Property taxes: −$20
• − Insurance: −$6
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$38
• Taxable income: $22,859
• Est. tax owed @ 24.0%: −$5,486
• After-tax cash flow: $16,033/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: East Rochester Union Free School District
• NCES district ID: 3609930
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $50,308
• Composite: 43.23/100
• National rank: #3058
• State rank: #371 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

Amenities A+ Commute B+ Cost of living A+ Crime D Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, NY
• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 7,529
• Household income: $73,625
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 216.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Black 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -28.80%
• Current HPI: 273.7033
• Rent YoY: —
• 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

-99.0% since first listed

14 events — show timeline

• 2026-06-16 Listed $1,300 UNYREIS
• 2026-04-29 Rental Removed $1,650 UNYREIS
• 2026-04-23 Price Changed $1,650 UNYREIS
• 2026-03-19 Listed for Rent $1,800 UNYREIS
• 2023-12-29 Sold (Public Records) $250,000 Public Records
• 2023-12-29 Sold (MLS) $250,000 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-10-17 Pending — UNYREIS
• 2023-10-09 Listed $249,000 UNYREIS
• 2014-06-04 Sold (Public Records) $145,000 Public Records
• 2014-06-03 Sold (MLS) $145,000 UNYREIS
• 2014-02-28 Listed $139,900 UNYREIS
• 2009-04-06 Sold (Public Records) $137,000 Public Records
• 2003-10-20 Sold (Public Records) $125,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $9,586 · +2.1% YoY. Source: county tax records.