26-28 Lakeview Ter · Rochester, NY 14613

$135,000

6 bd · 2.0 ba · 3,208 sqft · Townhouse public records · 66 Days on market

Built 1900 4,752 sqft lot Est $170k · 21% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Discover this cash-flowing 4/3 duplex in Rochester's Historic Maplewood District—a versatile duplex offering multiple pathways to real estate success. Whether you're seeking an income-producing investment with a possible double-digit cap rate or dreaming of mortgage-free living in an owner-occupied arrangement, this property delivers exceptional value in today's market. Each spacious unit functions independently, allowing for streamlined management and predictable expenses. The Maplewood District location can't be beat. Stroll along tree-lined sidewalks in this established neighborhood where community pride is evident. Enjoy the convenience: Minutes from Route 104 for easy commuting,

Key facts

• Cash flowing duplex
• Strong rental demand
• 2 garage spots

Tags

• CASH FLOWING DUPLEX
• HISTORIC MAPLEWOOD DISTRICT
• STRONG RENTAL DEMAND
• HISTORIC MAPLEWOOD ROSE GARDEN
• GENESEE RIVERWAY TRAIL
• SHORT DRIVE TO CHARLOTTE BEACH

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

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; 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $135k implies a 88% 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.27% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $170,024
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Raines Park	0.06mi	6/2.0	3,236 (+1%)	8mo	$183,000	$57	89
1538 St Paul St	0.57mi	6/2.0	2,912 (-9%)	10mo	$169,900	$58	50
442 Driving Park Ave	0.41mi	6/2.5	2,832 (-12%)	13mo	$113,000	$40	49
115-117 Electric Ave #115	0.42mi	6/2.0	2,776 (-14%)	13mo	$147,550	$53	48
84 Avenue B	0.71mi	7/3.0 (+1)	2,766 (-14%)	2mo	$102,000	$37	33

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $7,725
• Equity at exit: $20,129

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $44,850
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$131 /mo · $1,566/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $465

Break-even live

Break-even rent $1,133

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $541	-5% $503	+0% $465	+5% $427	+10% $388
Rent	-10% $329	-5% $397	+0% $465	+5% $533	+10% $601
Rate	-1.0pp $533	-0.5pp $499	base $465	+0.5pp $430	+1.0pp $394

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-01-19
   status Pending
2. 2025-11-14
   listed $135,000 Active
3. 2016-08-05
   soldstatus $72,000
4. 2008-08-04
   soldstatus $78,000
5. 2001-07-23
   soldstatus $47,000

ⓘ 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: $1,566 · $131/mo
• Projected year-2 tax: $1,924 · $160/mo
• Expected delta: +$358/yr (+$30/mo · 22.8%)

ⓘ 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: $20,650
• − Mortgage interest: −$7,562
• − Property taxes: −$1,566
• − Insurance: −$675
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$3,927
• Taxable income: $3,615
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $4,709/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

+187.2% since first listed

5 events — show timeline

• 2026-01-19 Pending — UNYREIS
• 2025-11-14 Listed $135,000 UNYREIS
• 2016-08-05 Sold (Public Records) $72,000 Public Records
• 2008-08-04 Sold (Public Records) $78,000 Public Records
• 2001-07-23 Sold (Public Records) $47,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,566 · +0.0% YoY. Source: county tax records.