1130 Portland Ave · Rochester, NY 14621

$99,900

3 bd · 2.0 ba · 2,154 sqft · Townhouse public records · 15 Days on market

Built 1840 8,712 sqft lot Est $140k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a truly unique Rochester stone home that has remained in the same family for generations. Situated on a large . 20-acre lot with a spacious yard and detached 2-car garage, this character-filled 2-unit property blends history, charm, and opportunity. One unit is currently vacant and ready for an owner-occupant or your own tenant, while the long-term tenant in place provides immediate rental income and stability. Built in 1840, this distinctive duplex offers over 2,150 square feet of living space, a fireplace, enclosed porch areas, and timeless architectural character rarely found today. Investors will appreciate the value-add potential with the ability to easily insta

Key facts

• Spacious yard
• Large lot
• Rochester stone home

Tags

• ROCHESTER STONE HOME
• LARGE LOT
• SPACIOUS YARD
• DETACHED GARAGE
• 2 UNIT PROPERTY
• VACANT UNIT

Property features AI

Finance

• Other: Property operates as a two-unit multi-family with separate gas and electric meters
• Financial info: Owner currently pays electricity, heat, hot water, trash collection and water for at least one unit; Two rental units with current rents listed ($950 and $775)

Exterior

• Parking: 2-car garage; Paved parking; Additional parking available; Two or more parking spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Two-story building; Existing construction; Residential 2-unit zoning
• Construction: Frame and stone construction; Copper plumbing; Asphalt roof; Stone foundation; Resale condition
• Exterior features: Rectangular residential lot; Near public transit; City street frontage; Porch (one or more units)

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen (in one unit)
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Carpet; Linoleum; Vinyl; Varies
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Natural woodwork; Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$140,010) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: Rents rising fast (+8.9%/yr); 114 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,834/mo this rent would consume 62% of the median local household income ($35k/yr) (locally 2756% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 8.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1840 — 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 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: 1.84% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.07%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $140,010
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 Norton St	0.18mi	4/2.0 (+1)	2,088 (-3%)	24mo	$81,000	$39	62
97 Lefrois St	0.51mi	4/2.0 (+1)	2,310 (+7%)	21mo	$150,000	$65	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.58×
• Total profit: $44,088
• Equity at exit: $14,895

10-year hold

• IRR: 44.2%
• Equity multiple: 6.28×
• Total profit: $147,654
• Equity at exit: $8,638

Cash invested: $27,972 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $794

Break-even live

Break-even rent $829

Max offer price $99,900

Occupancy floor 52%

Sensitivity live

Price	-10% $851	-5% $822	+0% $794	+5% $766	+10% $738
Rent	-10% $649	-5% $722	+0% $794	+5% $867	+10% $939
Rate	-1.0pp $844	-0.5pp $820	base $794	+0.5pp $768	+1.0pp $742

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.34mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.34mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	0.40mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	0.51mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.86mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	4d	1	0.86mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.86mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	22d	1	1.10mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	1.45mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.45mi

Listing history 4 events

1. 2026-06-03
   statusdays on market $99,900 Pending 15 DOM
2. 2026-06-01
   days on market $99,900 Active Under Contract 14 DOM
3. 2026-05-31
   days on market $99,900 Active Under Contract 13 DOM
4. 2026-05-18
   listed $99,900 Active

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$309/yr (+$26/mo · 28.8%)

ⓘ 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 · 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: $22,008
• − Mortgage interest: −$5,596
• − Property taxes: −$1,071
• − Insurance: −$500
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$2,906
• Taxable income: $8,414
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $7,510/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
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

1 event — show timeline

• 2026-05-18 Listed $99,900 UNYREIS

Property tax history

+2.2%/yr

Latest (2025): $1,071 · +0.0% YoY. Source: county tax records.