555 Garson Ave · Rochester, NY 14609

$149,900

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 19 Days on market

Built 1910 5,600 sqft lot $87/sqft · 13% below area Est $172k · 13% 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 +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Welcome to 555 Garson Avenue!! Where a great investment opportunity awaits!! Featuring 2 units with 2 spacious bedrooms and 1 bath in each unit. Property has separated utilities, two new hot water tanks, a newer roof, furnace, some updated electrical, plumbing and newer windows. Relax on the open porch, and enjoy the beautiful hardwood floors throughout the house. Enjoy the convenience of off street parking and a short walk to public transportation.

Key facts

• Strong cash flow
• Solid tenancy
• Spacious units

Tags

• INCOME-PRODUCING DUPLEX
• STRONG CASH FLOW
• WELL-MAINTAINED PROPERTY
• SPACIOUS UNITS
• SOLID TENANCY
• CONSISTENT CASH FLOW POTENTIAL

Property features AI

Finance

• Financial info: Owner pays water; rent includes water; Operating expenses include water; Two-unit property with separate gas and electric meters; Unit rents listed: one unit at $995 (month-to-month), one unit at $900 (leased through June 30, 2026)

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story residential duplex (2 units); Zoned Residential 2 Unit; Entry levels vary
• Construction: Built (existing); Composite siding, shake siding, and wood siding; Asphalt shingle roof; Block foundation
• Exterior features: Paved parking; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Each unit includes an eat-in kitchen with oven/range and refrigerator
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: Two full bathrooms (one full bathroom per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Flooring varies: ceramic tile, hardwood, laminate
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $592/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (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 (+7.9%/yr); 199 active listings in the ZIP; 19 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).
• At $2,713/mo this rent would consume 50% of the median local household income ($65k/yr) (locally 2183% 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 $1k 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 + 7.9% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

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 1910 — 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: 1.81% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $172,359
• List price: $149,900
• Delta: -13.03%
• 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
567 Hayward Ave	0.19mi	4/2.0	1,694 (-2%)	6mo	$230,000	$136	82
409 Melville St	0.37mi	4/2.5	1,755 (+2%)	7mo	$129,000	$74	73
47 Bowman St	0.36mi	4/2.0	1,758 (+2%)	11mo	$225,000	$128	71
349 Hazelwood	0.38mi	4/2.0	1,800 (+4%)	6mo	$166,000	$92	70
296 Parsells Ave	0.18mi	5/2.0 (+1)	1,904 (+10%)	4mo	$133,000	$70	66
142-144 Bowman St	0.48mi	4/2.0	1,796 (+4%)	8mo	$115,000	$64	65
22 5th St	0.62mi	4/2.0	1,803 (+4%)	7mo	$110,000	$61	58
659 Bay St	0.55mi	4/2.0	1,584 (-8%)	7mo	$65,500	$41	54
—	0.22mi	5/3.0 (+1)	1,962 (+14%)	6mo	$81,000	$41	53
16-20 Cummings St	0.56mi	4/2.0	1,564 (-10%)	11mo	$129,000	$82	49
46 Peck St	0.59mi	4/2.0	1,526 (-12%)	11mo	$138,000	$90	44
37 Forester St	0.71mi	4/2.0	1,494 (-14%)	7mo	$82,000	$55	38

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 2.55×
• Total profit: $65,158
• Equity at exit: $22,351

10-year hold

• IRR: 43.8%
• Equity multiple: 6.18×
• Total profit: $217,467
• Equity at exit: $12,961

Cash invested: $41,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,713 high
• Mortgage (P&I): −$786
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $1,185

Break-even live

Break-even rent $1,214

Max offer price $149,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,269	-5% $1,227	+0% $1,185	+5% $1,142	+10% $1,100
Rent	-10% $970	-5% $1,077	+0% $1,185	+5% $1,292	+10% $1,399
Rate	-1.0pp $1,260	-0.5pp $1,223	base $1,185	+0.5pp $1,146	+1.0pp $1,106

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,714
Total (2 units)			$2,713

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.13mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.23mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	0.23mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.46mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	0.49mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.54mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.69mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.71mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.74mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	0.83mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.90mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	15d	1	1.00mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	15d	1	1.18mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	1.24mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	1.24mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.24mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	1.25mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	1.27mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.36mi

Listing history 28 events

1. 2026-05-10
   status Active 643-char remark
2. 2026-05-04
   status Pending 643-char remark
3. 2026-04-27
   listed $149,900 Active 643-char remark
4. 2024-08-08
   soldstatus $140,000
5. 2024-08-07
   soldstatus $140,000 Closed 453-char remark

   Show marketing remark (453 chars)

   Welcome to 555 Garson Avenue!! Where a great investment opportunity awaits!! Featuring 2 units with 2 spacious bedrooms and 1 bath in each unit. Property has separated utilities, two new hot water tanks, a newer roof, furnace, some updated electrical, plumbing and newer windows. Relax on the open porch, and enjoy the beautiful hardwood floors throughout the house. Enjoy the convenience of off street parking and a short walk to public transportation.

6. 2024-04-25
   historical $995
7. 2024-04-23
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Welcome to 555 Garson Avenue!! Where a great investment opportunity awaits!! Featuring 2 units with 2 spacious bedrooms and 1 bath in each unit. Property has separated utilities, two new hot water tanks, a newer roof, furnace, some updated electrical, plumbing and newer windows. Relax on the open porch, and enjoy the beautiful hardwood floors throughout the house. Enjoy the convenience of off street parking and a short walk to public transportation.

8. 2024-04-12
   listed $995
9. 2024-04-10
   historical $995
10. 2024-03-27
    price $995
11. 2024-03-22
    price $145,000 453-char remark

    Show marketing remark (453 chars)

    Welcome to 555 Garson Avenue!! Where a great investment opportunity awaits!! Featuring 2 units with 2 spacious bedrooms and 1 bath in each unit. Property has separated utilities, two new hot water tanks, a newer roof, furnace, some updated electrical, plumbing and newer windows. Relax on the open porch, and enjoy the beautiful hardwood floors throughout the house. Enjoy the convenience of off street parking and a short walk to public transportation.

12. 2024-03-13
    listed $1,100
13. 2024-03-11
    price $149,900 453-char remark

    Show marketing remark (453 chars)

    Welcome to 555 Garson Avenue!! Where a great investment opportunity awaits!! Featuring 2 units with 2 spacious bedrooms and 1 bath in each unit. Property has separated utilities, two new hot water tanks, a newer roof, furnace, some updated electrical, plumbing and newer windows. Relax on the open porch, and enjoy the beautiful hardwood floors throughout the house. Enjoy the convenience of off street parking and a short walk to public transportation.

14. 2024-01-30
    listed $154,900 Active 453-char remark

    Show marketing remark (453 chars)

    Welcome to 555 Garson Avenue!! Where a great investment opportunity awaits!! Featuring 2 units with 2 spacious bedrooms and 1 bath in each unit. Property has separated utilities, two new hot water tanks, a newer roof, furnace, some updated electrical, plumbing and newer windows. Relax on the open porch, and enjoy the beautiful hardwood floors throughout the house. Enjoy the convenience of off street parking and a short walk to public transportation.

15. 2023-01-25
    soldstatus $137,000
16. 2023-01-23
    soldstatus $137,000 Closed Sale or Rented

    Show marketing remark (271 chars)

    Turn-key Duplex with Potential $24,000 income. Property features fully separated utilities, new roof, new furnace some new windows, open porch, gleaming hardwood floors. Brand new drive way and many more. Don’t wait to add this beautiful property to your portfolio.

17. 2022-12-31
    status Pending Sale

    Show marketing remark (271 chars)

    Turn-key Duplex with Potential $24,000 income. Property features fully separated utilities, new roof, new furnace some new windows, open porch, gleaming hardwood floors. Brand new drive way and many more. Don’t wait to add this beautiful property to your portfolio.

18. 2022-11-10
    price $129,900

    Show marketing remark (271 chars)

    Turn-key Duplex with Potential $24,000 income. Property features fully separated utilities, new roof, new furnace some new windows, open porch, gleaming hardwood floors. Brand new drive way and many more. Don’t wait to add this beautiful property to your portfolio.

19. 2022-09-22
    listed $149,900 Active

    Show marketing remark (271 chars)

    Turn-key Duplex with Potential $24,000 income. Property features fully separated utilities, new roof, new furnace some new windows, open porch, gleaming hardwood floors. Brand new drive way and many more. Don’t wait to add this beautiful property to your portfolio.

20. 2015-08-04
    soldstatus $33,500 Closed Sale or Rented
21. 2015-08-03
    soldstatus $33,500
22. 2015-06-26
    status Pending Sale
23. 2015-05-13
    listed $39,900 Active
24. 2010-09-08
    soldstatus $33,000
25. 2010-08-10
    soldstatus $33,000
26. 2010-05-20
    listed $32,500
27. 2003-11-24
    soldstatus $11,000
28. 1996-06-27
    soldstatus $39,900

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$606/yr (+$50/mo · 45.9%)

ⓘ 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: $32,556
• − Mortgage interest: −$8,397
• − Property taxes: −$1,321
• − Insurance: −$750
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − Depreciation: −$4,361
• Taxable income: $12,519
• Est. tax owed @ 24.0%: −$3,004
• After-tax cash flow: $11,211/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: 74,252
• Metro: Rochester, NY
• Population (ZIP): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+275.7% since first listed

29 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-10 Relisted — UNYREIS
• 2026-05-04 Pending — UNYREIS
• 2026-04-27 Listed $149,900 UNYREIS
• 2024-08-08 Sold (Public Records) $140,000 Public Records
• 2024-08-07 Sold (MLS) $140,000 UNYREIS
• 2024-04-25 Rental Removed $995 APPFOLIO
• 2024-04-23 Pending — UNYREIS
• 2024-04-12 Listed for Rent $995 APPFOLIO
• 2024-04-10 Rental Removed $995 APPFOLIO
• 2024-03-27 Price Changed $995 APPFOLIO
• 2024-03-22 Price Changed $145,000 UNYREIS
• 2024-03-13 Listed for Rent $1,100 APPFOLIO
• 2024-03-11 Price Changed $149,900 UNYREIS
• 2024-01-30 Listed $154,900 UNYREIS
• 2023-01-25 Sold (Public Records) $137,000 Public Records
• 2023-01-23 Sold (MLS) $137,000 UNYREIS
• 2022-12-31 Pending — UNYREIS
• 2022-11-10 Price Changed $129,900 UNYREIS
• 2022-09-22 Listed $149,900 UNYREIS
• 2015-08-04 Sold (MLS) $33,500 UNYREIS
• 2015-08-03 Sold (Public Records) $33,500 Public Records
• 2015-06-26 Pending — UNYREIS
• 2015-05-13 Listed $39,900 UNYREIS
• 2010-09-08 Sold (Public Records) $33,000 Public Records
• 2010-08-10 Sold (MLS) $33,000 UNYREIS
• 2010-05-20 Listed $32,500 UNYREIS
• 2003-11-24 Sold (Public Records) $11,000 Public Records
• 1996-06-27 Sold (Public Records) $39,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,321 · -15.1% YoY. Source: county tax records.