168 Avis St · Rochester, NY 14615

$90,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 146 Days on market

Good condition 2,614 sqft lot Garage $87/sqft · 33% below area Est $133k · 33% 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 +9.2/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• 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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 7.6% 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: 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.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 122 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $133,448
• List price: $90,000
• Delta: -32.56%
• 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%)	4mo	$110,000	$95	70
138 Steko Ave	0.27mi	3/1.0 (+1)	1,085 (+4%)	8mo	$152,500	$141	69
57 Ross St	0.60mi	3/1.0 (+1)	1,052 (+1%)	4mo	$225,000	$214	62
120 Mayflower St	0.57mi	3/1.0 (+1)	1,008 (-3%)	10mo	$150,000	$149	55
87 Christian Ave	0.64mi	3/1.5 (+1)	1,080 (+4%)	4mo	$219,700	$203	53
282 Winchester St	0.71mi	2/1.0	983 (-6%)	8mo	$90,000	$92	50
164 Christian Ave	0.70mi	2/1.0	975 (-6%)	9mo	$150,000	$154	49
19 Velox St	0.49mi	3/2.0 (+1)	1,152 (+11%)	2mo	$150,000	$130	48
534 Newbury St	0.71mi	2/1.0	891 (-14%)	4mo	$165,000	$185	39
1921 Dewey Ave	0.51mi	2/2.0	889 (-14%)	11mo	$132,000	$148	39
289 Merrill St	0.62mi	3/1.5 (+1)	1,172 (+13%)	11mo	$245,000	$209	34
268 Winchester St	0.71mi	3/1.0 (+1)	1,190 (+14%)	11mo	$174,900	$147	29

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $10,042
• Equity at exit: $13,419

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $40,508
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 24 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14615

• Home prices YoY: -11.7%
• Active inventory: 122
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $386

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $449	-5% $417	+0% $386	+5% $355	+10% $324
Rent	-10% $286	-5% $336	+0% $386	+5% $437	+10% $487
Rate	-1.0pp $432	-0.5pp $409	base $386	+0.5pp $363	+1.0pp $339

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Avis St Rochester, NY	1.0	1.0	800	$950	$1.19	78d	1	0.13mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	80d	1	0.15mi
307 Ridgeway Ave Unit 307 Rochester, NY	2.0	1.0	900	$1,200	$1.33	80d	1	0.16mi
391-393 Flower City Park Unit Down Rochester, NY	1.0	1.0	800	$950	$1.19	119d	1	0.29mi
116 Ridgeway Ave Rochester, NY	2.0	1.5	1032	$1,450	$1.41	6d	1	0.31mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	86d	1	0.39mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	62d	1	0.42mi
1902 Dewey Ave Unit 1898 Rochester, NY	2.0	1.0	900	$1,095	$1.22	87d	1	0.46mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	119d	1	0.46mi
415 Magee Ave Unit 2 Rochester, NY	1.0	1.0	900	$1,100	$1.22	80d	1	0.47mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,550	$1.55	73d	1	0.48mi
8 Clay Ave Unit 1 Rochester, NY	1.0	1.0	900	$995	$1.11	6d	1	0.51mi
1295 Lake Ave #4 Rochester, NY	1.0	1.0	1200	$1,100	$0.92	9d	1	0.56mi
246 Augustine St Unit 246 Rochester, NY	3.0	1.0	1360	$1,795	$1.32	9d	1	0.66mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	110d	1	0.69mi
133 Augustine St Unit 2 Rochester, NY	2.0	2.0	850	$1,100	$1.29	9d	1	0.71mi
404 Birr St Apt 2 Rochester, NY	1.0	1.0	890	$845	$0.95	0d	1	0.76mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	139d	1	0.89mi
128 Argo Park Rochester, NY	3.0	1.0	1364	$1,300	$0.95	80d	1	0.97mi
2475 Saint Paul Blvd Rochester, NY	1.0–2.0	1.0	792	$1,315	$1.66	0d	4	1.00mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	139d	1	1.06mi
25 Broezel St Rochester, NY	1.0	1.0	800	$1,150	$1.44	9d	1	1.06mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,620	$2.16	0d	61	1.11mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	98d	1	1.14mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	87d	1	1.16mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	110d	1	1.22mi
145 Maryland St Rochester, NY	3.0	1.0	1076	$1,700	$1.58	9d	1	1.22mi
19 Rainier St Rochester, NY	1.0	1.0	786	$850	$1.08	99d	1	1.23mi
19 Rainier St Rochester, NY	3.0	1.0	786	$1,300	$1.65	9d	1	1.23mi
513 Conkey Ave Apt 3 Rochester, NY	3.0	1.0	1000	$1,400	$1.40	6d	1	1.25mi
46 Tacoma St Rochester, NY	3.0	1.0	1107	$1,700	$1.54	4d	1	1.26mi
14 Admiral Park Rochester, NY	3.0	1.0	1170	$1,750	$1.50	73d	1	1.27mi
220 Glenwood Ave Unit 1 Rochester, NY	2.0	1.0	1000	$1,200	$1.20	80d	1	1.29mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	119d	1	1.32mi
391 Glenwood Ave Unit 393 Rochester, NY	2.0	1.0	1213	$1,150	$0.95	9d	1	1.34mi
463-465 Glenwood Ave Unit 463 Rochester, NY	3.0	1.0	1290	$1,500	$1.16	9d	1	1.36mi
236 Barry Rd Rochester, NY	3.0	1.5	1450	$2,400	$1.66	9d	1	1.37mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	139d	1	1.47mi
92 Locust St #2 Rochester, NY	2.0	1.0	1131	$1,250	$1.11	9d	1	1.48mi

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water connectedSewer connected
• Home design: 2-story houseExisting constructionVinyl sidingBlock foundation
• Construction: Vinyl sidingBlock foundation
• Exterior features: Blacktop drivewayCity street frontageNear public transitRectangular residential lot (approx. 50 x 50)

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Flooring: VinylVaries
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast barOther (see remarks)
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $90,000 Active 146 DOM
2. 2026-09-23
   days on market $90,000 Active 145 DOM
3. 2026-09-22
   days on market $90,000 Active 144 DOM
4. 2026-09-21
   days on market $90,000 Active 143 DOM
5. 2026-09-20
   days on market $90,000 Active 142 DOM
6. 2026-09-19
   days on market $90,000 Active 141 DOM
7. 2026-09-18
   days on market $90,000 Active 140 DOM
8. 2026-09-17
   days on market $90,000 Active 139 DOM
9. 2026-09-16
   days on market $90,000 Active 138 DOM
10. 2026-09-15
    days on market $90,000 Active 137 DOM
11. 2026-09-14
    days on market $90,000 Active 136 DOM
12. 2026-09-14
    price $90,000 Active 135 DOM
13. 2026-09-13
    days on market $100,000 Active 135 DOM
14. 2026-09-12
    days on market $100,000 Active 134 DOM
15. 2026-09-11
    days on market $100,000 Active 133 DOM
16. 2026-09-05
    days on market $100,000 Active 127 DOM
17. 2026-09-04
    days on market $100,000 Active 126 DOM
18. 2026-09-03
    days on market $100,000 Active 125 DOM
19. 2026-08-31
    days on market $100,000 Active 122 DOM
20. 2026-08-30
    days on market $100,000 Active 121 DOM
21. 2026-08-29
    days on market $100,000 Active 120 DOM
22. 2026-08-28
    days on market $100,000 Active 119 DOM
23. 2026-08-27
    days on market $100,000 Active 118 DOM
24. 2026-08-26
    days on market $100,000 Active 117 DOM
25. 2026-08-25
    days on market $100,000 Active 116 DOM
26. 2026-08-24
    days on market $100,000 Active 115 DOM
27. 2026-08-23
    days on market $100,000 Active 114 DOM
28. 2026-08-22
    days on market $100,000 Active 113 DOM
29. 2026-08-21
    days on market $100,000 Active 112 DOM
30. 2026-08-20
    days on market $100,000 Active 111 DOM
31. 2026-08-19
    days on market $100,000 Active 110 DOM
32. 2026-08-18
    days on market $100,000 Active 109 DOM
33. 2026-08-17
    days on market $100,000 Active 108 DOM
34. 2026-08-16
    days on market $100,000 Active 107 DOM
35. 2026-08-15
    days on market $100,000 Active 106 DOM
36. 2026-08-15
    days on market $100,000 Active 105 DOM
37. 2026-08-13
    days on market $100,000 Active 104 DOM
38. 2026-08-12
    days on market $100,000 Active 103 DOM
39. 2026-08-11
    days on market $100,000 Active 102 DOM
40. 2026-08-10
    days on market $100,000 Active 101 DOM
41. 2026-08-09
    days on market $100,000 Active 100 DOM
42. 2026-08-08
    days on market $100,000 Active 99 DOM
43. 2026-08-07
    days on market $100,000 Active 98 DOM
44. 2026-08-06
    days on market $100,000 Active 97 DOM
45. 2026-08-05
    days on market $100,000 Active 96 DOM
46. 2026-08-04
    days on market $100,000 Active 95 DOM
47. 2026-08-03
    days on market $100,000 Active 94 DOM
48. 2026-07-31
    days on market $100,000 Active 91 DOM
49. 2026-07-30
    days on market $100,000 Active 89 DOM
50. 2026-07-28
    days on market $100,000 Active 88 DOM

ⓘ 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: $15,316
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,618
• Taxable income: $3,406
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,819/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 Est. rehab $5,200–$15,600 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary School 54-Flower City Community School F NY #2,075/2,108 Nat'l #39,071/41,679 Middle Northwest College Preparatory High School F NY #725/729 Nat'l #13,663/14,009 High East Upper High School B NY #746/1,100 Nat'l #2,514/17,239

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

B Composite livability gradescore 76/100

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 · 759,460 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water connectedSewer connected
• Home design: 2-story houseExisting constructionVinyl sidingBlock foundation
• Construction: Vinyl sidingBlock foundation
• Exterior features: Blacktop drivewayCity street frontageNear public transitRectangular residential lot (approx. 50 x 50)

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Flooring: VinylVaries
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast barOther (see remarks)
• Laundry & utility: Gas water heater

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