10 Selye Ter · Rochester, NY 14613

$129,900

3 bd · 2.0 ba · 1,534 sqft · MultiFamily public records · 10 Days on market

Built 1906 2,178 sqft lot Est $89k · 46% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice 2 Family. Utilities are all separate. Brand new boiler. Great investor or owner occupied property. Located across from the Maplewood Park. On bus route. Owner is a NYS licensed real estate broker.

Key facts

• Conveniently located
• 2,178 sq ft lot
• Parking

Tags

• OWNER-OCCUPANT OPPORTUNITY
• INVESTMENT OPPORTUNITY
• LOWER UNIT CURRENTLY VACANT
• GENERATE RENTAL INCOME
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Two-unit property with separate gas and electric meters (2 each); Operating expense details: see remarks

Exterior

• Parking: Paved parking; One parking space
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story building; Residential 2-unit zoning; Resale property
• Construction: Wood siding construction; Asphalt roof
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Flooring: Carpet; Hardwood; Linoleum; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Leaded glass windows; Ceiling fans; Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $604/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Cap rate 17.5% 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; 16 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

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 1906 — 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: 1.98% ✓
• Cap rate: 17.46%
• Cash-on-cash: 39.88%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $88,972
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Lexington Ave	0.35mi	3/2.0	1,754 (+14%)	1mo	$107,000	$61	59
74 Avenue D	0.49mi	3/3.0	1,494 (-3%)	16mo	$70,000	$47	56
187 Fulton Ave	0.47mi	4/2.0 (+1)	1,684 (+10%)	12mo	$57,000	$34	46
270 Ravine Ave	0.50mi	3/3.0	1,644 (+7%)	18mo	$40,000	$24	46
282 Emerson St	0.61mi	4/2.0 (+1)	1,477 (-4%)	20mo	$120,000	$81	44
155 Norton St	0.70mi	4/2.0 (+1)	1,659 (+8%)	7mo	$96,000	$58	43
105-107 Bidwell	0.73mi	2/2.0 (-1)	1,392 (-9%)	17mo	$100,000	$72	31

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: 36.2%
• Equity multiple: 2.54×
• Total profit: $55,930
• Equity at exit: $19,369

10-year hold

• IRR: 42.9%
• Equity multiple: 5.06×
• Total profit: $147,809
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$681
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $1,209

Break-even live

Break-even rent $1,044

Max offer price $129,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,282	-5% $1,246	+0% $1,209	+5% $1,172	+10% $1,135
Rent	-10% $1,005	-5% $1,107	+0% $1,209	+5% $1,310	+10% $1,412
Rate	-1.0pp $1,274	-0.5pp $1,242	base $1,209	+0.5pp $1,175	+1.0pp $1,141

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,574
Total (2 units)			$2,574

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.16mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.25mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.36mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.52mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	0.64mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	44d	1	0.64mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	0.72mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.76mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	3d	1	0.79mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	0.99mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	11d	1	1.04mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	44d	1	1.14mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.14mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.38mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.40mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	15d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $129,900 Active 10 DOM
2. 2026-06-17
   days on market $129,900 Active 9 DOM
3. 2026-06-16
   days on market $129,900 Active 8 DOM
4. 2026-06-15
   days on market $129,900 Active 7 DOM
5. 2026-06-13
   days on market $129,900 Active 5 DOM
6. 2026-06-13
   days on market $129,900 Active 4 DOM
7. 2026-06-10
   days on market $129,900 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $129,900 Active 1 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: $1,073 · $89/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$561/yr (+$47/mo · 52.3%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,888
• − Mortgage interest: −$7,276
• − Property taxes: −$1,073
• − Insurance: −$650
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − Depreciation: −$3,779
• Taxable income: $13,168
• Est. tax owed @ 24.0%: −$3,160
• After-tax cash flow: $11,344/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

+73.4% since first listed

14 events — show timeline

• 2026-06-08 Listed $129,900 UNYREIS
• 2021-11-15 Sold (Public Records) $65,000 Public Records
• 2021-06-30 Listing Removed — UNYREIS
• 2021-06-08 Relisted — UNYREIS
• 2021-06-08 Pending — UNYREIS
• 2021-03-16 Price Changed $71,900 UNYREIS
• 2021-03-01 Price Changed $74,900 UNYREIS
• 2021-01-13 Listed $79,900 UNYREIS
• 2017-06-05 Sold (Public Records) $72,000 Public Records
• 2017-06-02 Sold (MLS) $72,000 UNYREIS
• 2017-04-07 Pending — UNYREIS
• 2016-12-02 Listed $74,900 UNYREIS
• 2016-09-06 Listing Removed — UNYREIS
• 2016-03-06 Listed $74,900 UNYREIS

Property tax history

+0.5%/yr

Latest (2025): $1,073 · +1.5% YoY. Source: county tax records.