69 Amherst St St · Rochester, NY 14607

$339,000

2 bd · 4.0 ba · 3,276 sqft · MultiFamily public records · 12 Days on market

Built 1920 3,920 sqft lot Est $288k · 18% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Don’t miss this fantastic investment opportunity in a prime neighborhood! This well-maintained property is perfectly located close to everything—shopping, dining, and local amenities. Whether you're looking to invest for the 1st time or expand your portfolio, this property offers flexibility and value. It features a newer roof and siding, giving you peace of mind for years to come. This is your chance to secure a solid investment in a desirable area. Act fast—opportunities like this don’t last long. Showings will be Thursday 4/2 from 5:30pm-6:30pm and Saturday 4/4 from 12pm-1pm.

Key facts

• Newer roof
• Newer siding
• Close to dining

Tags

• PRIME NEIGHBORHOOD
• NEWER ROOF
• NEWER SIDING
• CLOSE TO SHOPPING
• CLOSE TO DINING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $339k).
• Cap rate 11.9% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.6%/yr); 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $4,604/mo this rent would consume 92% of the median local household income ($60k/yr) (locally 2034% 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 $2k of loan paydown is wiped out by about $10k 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 + 4.6% rent growth), your $95k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.
• Current owner paid $33k; list at $339k implies a 927% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $339,000

Questions for the listing agent

1. Built in 1920 — 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 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: 1.36% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $288,288
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Amherst St St	0.00mi	2/4.0	3,276 (0%)	1mo	$285,000	$87	99
10 Brighton St	0.38mi	3/2.0 (+1)	2,832 (-14%)	22mo	$249,000	$88	28

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.56×
• Total profit: $52,712
• Equity at exit: $50,546

10-year hold

• IRR: 23.6%
• Equity multiple: 3.18×
• Total profit: $206,455
• Equity at exit: $29,311

Cash invested: $94,920 (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 14607

• Home prices YoY: -10.7%
• Rents YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $4,604 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$967
• Net cashflow: $1,573

Break-even live

Break-even rent $2,612

Max offer price $339,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,765	-5% $1,669	+0% $1,573	+5% $1,478	+10% $1,382
Rent	-10% $1,210	-5% $1,392	+0% $1,573	+5% $1,755	+10% $1,937
Rate	-1.0pp $1,744	-0.5pp $1,660	base $1,573	+0.5pp $1,486	+1.0pp $1,396

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,605
Total (3 units)			$4,604

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
675 Clinton Ave S Rochester, NY	1.0	1.0	2283	$1,800	$0.79	45d	1	0.40mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	15d	1	1.11mi

Listing history 14 events

1. 2026-04-12
   status Pending
2. 2026-03-30
   listed $339,000 Active
3. 2024-08-15
   historical $775
4. 2024-07-24
   listed $775
5. 2024-05-24
   historical $775
6. 2024-05-16
   listed $775
7. 2024-03-14
   historical $775
8. 2024-01-12
   listed $775
9. 2022-02-10
   historical
10. 2021-12-28
    status Under Contract- Do Not Show
11. 2021-10-31
    listed $359,000 Active
12. 1999-01-29
    soldstatus $33,000
13. 1998-12-22
    soldstatus $20,000
14. 1996-08-09
    soldstatus $75,000

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $3,733 · $311/mo
• Expected delta: +$1,997/yr (+$166/mo · 115.0%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,248
• − Mortgage interest: −$18,989
• − Property taxes: −$1,736
• − Insurance: −$1,695
• − Repairs & maintenance: −$4,420
• − Management: −$4,420
• − Depreciation: −$9,862
• Taxable income: $14,126
• Est. tax owed @ 24.0%: −$3,390
• After-tax cash flow: $15,492/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): 17,891
• Household income: $59,787
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 2034.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 8% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -35.72%
• Current HPI: 297.8107
• Rent YoY: ▲ 4.60%
• 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

+352.0% since first listed

14 events — show timeline

• 2026-04-12 Pending — UNYREIS
• 2026-03-30 Listed $339,000 UNYREIS
• 2024-08-15 Rental Removed $775 APPFOLIO
• 2024-07-24 Listed for Rent $775 APPFOLIO
• 2024-05-24 Rental Removed $775 APPFOLIO
• 2024-05-16 Listed for Rent $775 APPFOLIO
• 2024-03-14 Rental Removed $775 APPFOLIO
• 2024-01-12 Listed for Rent $775 APPFOLIO
• 2022-02-10 Listing Removed — UNYREIS
• 2021-12-28 Pending — UNYREIS
• 2021-10-31 Listed $359,000 UNYREIS
• 1999-01-29 Sold (Public Records) $33,000 Public Records
• 1998-12-22 Sold (Public Records) $20,000 Public Records
• 1996-08-09 Sold (Public Records) $75,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,736 · +0.0% YoY. Source: county tax records.