168 Avis St · Rochester, NY 14615

$100,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 48 Days on market

Good condition 2,614 sqft lot $96/sqft · 23% below area Est $129k · 23% under ↓ 8% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in the desirable Maplewood area! This unique property features a two-bedroom unit with a spacious storage uit attached. Updated 5 years ago including the roof. Exterior highlights include parking for up to 5 vehicles and a side deck—perfect for relaxing or entertaining. Ideal for owner-occupants, investors, or small business owners looking for flexible space.

Key facts

• Side deck
• 2,614 sq ft lot
• 3 garage spots

Tags

• SPACIOUS STORAGE UNIT
• PARKING FOR UP TO 5 VEHICLES
• SIDE DECK

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing construction; Vinyl siding; Block foundation
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; City street frontage; Near public transit; Rectangular residential lot (approx. 50 x 50)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Other (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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: 74 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $129,206
• List price: $100,000
• Delta: -22.60%
• 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
43 Rand St	0.18mi	2/1.0	1,156 (+11%)	1mo	$110,000	$95	72
138 Steko Ave	0.27mi	3/1.0 (+1)	1,085 (+4%)	4mo	$152,500	$141	72
57 Ross St	0.60mi	3/1.0 (+1)	1,052 (+1%)	0mo	$225,000	$214	65
120 Mayflower St	0.57mi	3/1.0 (+1)	1,008 (-3%)	7mo	$150,000	$149	58
87 Christian Ave	0.64mi	3/1.5 (+1)	1,080 (+4%)	1mo	$219,700	$203	56
282 Winchester St	0.71mi	2/1.0	983 (-6%)	5mo	$90,000	$92	53
164 Christian Ave	0.70mi	2/1.0	975 (-6%)	6mo	$150,000	$154	52
534 Newbury St	0.71mi	2/1.0	891 (-14%)	1mo	$165,000	$185	42
1921 Dewey Ave	0.51mi	2/2.0	889 (-14%)	8mo	$132,000	$148	42
22 Dorothy Ave	0.60mi	3/1.0 (+1)	1,152 (+11%)	11mo	$185,000	$161	40
289 Merrill St	0.62mi	3/1.5 (+1)	1,172 (+13%)	8mo	$245,000	$209	36
268 Winchester St	0.71mi	3/1.0 (+1)	1,190 (+14%)	7mo	$174,900	$147	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: 7.9%
• Equity multiple: 1.31×
• Total profit: $8,632
• Equity at exit: $14,910

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $39,554
• Equity at exit: $8,646

Cash invested: $28,000 (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 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $390

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.15mi
391-393 Flower City Park Unit Down Rochester, NY	1.0	1.0	800	$950	$1.19	23d	1	0.29mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	0.31mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.39mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.42mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	0.46mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	0.48mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	0.69mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.89mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	1.06mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	1.11mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	2d	1	1.14mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.16mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.22mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	3d	1	1.23mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	2d	17	1.24mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.32mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	43d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 48 DOM
2. 2026-06-17
   days on market $100,000 Active 47 DOM
3. 2026-06-16
   days on market $100,000 Active 46 DOM
4. 2026-06-15
   days on market $100,000 Active 45 DOM
5. 2026-06-13
   days on market $100,000 Active 43 DOM
6. 2026-06-13
   pricedays on market $100,000 Active 42 DOM
7. 2026-06-10
   days on market $109,000 Active 40 DOM
8. 2026-06-09
   days on market $109,000 Active 39 DOM
9. 2026-06-09
   days on market $109,000 Active 38 DOM
10. 2026-06-07
    days on market $109,000 Active 37 DOM
11. 2026-06-05
    days on market $109,000 Active 34 DOM
12. 2026-06-03
    days on market $109,000 Active 33 DOM
13. 2026-06-03
    days on market $109,000 Active 32 DOM
14. 2026-06-01
    days on market $109,000 Active 31 DOM
15. 2026-05-31
    days on market $109,000 Active 30 DOM
16. 2026-05-01
    listed $109,000 Active 385-char remark

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

Taxation est. · year 1

• Rental income: $16,416
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,909
• Taxable income: $3,279
• Est. tax owed @ 24.0%: −$787
• After-tax cash flow: $3,889/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This property is in good condition with recent updates, offering a great opportunity for owner-occupants, investors, or small business owners.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale New roof inspection — Ensures long-term durability and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New roof inspection — Ensures long-term durability and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

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 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

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: ▼ -31.81%
• Current HPI: 240.6896
• 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

-8.3% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $100,000 UNYREIS
• 2026-05-01 Listed $109,000 UNYREIS