295 Glenwood Ave · Rochester, NY 14613

$174,900

5 bd · 2.0 ba · 1,958 sqft · MultiFamily public records · 59 Days on market

Built 1894 6,050 sqft lot $89/sqft · 19% above area Est $147k · 19% 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 +8.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Completely redone solid two family with separate utilities, newer mechanicals Newer kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Seller was getting 1,450 in rents for each unit. Rare 2 car garage to boot. Currently vacant but can be filled with an accepted contract.

Key facts

• Separate utilities
• Newer kitchens
• Newer windows

Tags

• SEPARATE UTILITIES
• NEWER KITCHENS
• NEWER BATHROOMS
• NEWER FLOORS
• NEWER PAINT
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive. Per door: $384/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $145k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $146,731
• List price: $174,900
• Delta: 19.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Glenwood Ave	0.11mi	5/2.0	2,016 (+3%)	11mo	$170,000	$84	81
254 Lexington Ave	0.21mi	5/2.0	1,845 (-6%)	1mo	$135,000	$73	80
408 Glenwood Ave	0.16mi	6/2.0 (+1)	2,027 (+4%)	7mo	$110,000	$54	75
475 Sherman St	0.26mi	4/2.0 (-1)	2,016 (+3%)	5mo	$150,000	$74	74
191 Emerson St	0.27mi	5/2.0	1,808 (-8%)	9mo	$45,000	$25	67
31 Plover St	0.27mi	4/2.0 (-1)	1,776 (-9%)	6mo	$123,000	$69	62
152 Driving Park Ave	0.36mi	5/2.0	1,688 (-14%)	0mo	$105,000	$62	60
60 Locust St	0.18mi	4/2.0 (-1)	2,250 (+15%)	3mo	$65,000	$29	59
227 Saratoga Ave	0.57mi	6/3.0 (+1)	2,000 (+2%)	2mo	$85,000	$43	59
205-207 Ravine Ave	0.19mi	4/2.0 (-1)	2,240 (+14%)	11mo	$190,000	$85	53
189 Augustine St	0.65mi	4/2.0 (-1)	2,134 (+9%)	5mo	$135,900	$64	46
104 Parkway	0.75mi	6/2.0 (+1)	2,070 (+6%)	10mo	$170,000	$82	43

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $20,466
• Equity at exit: $26,078

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $80,545
• Equity at exit: $15,122

Cash invested: $48,972 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$917
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $767

Break-even live

Break-even rent $1,366

Max offer price $174,900

Occupancy floor 62%

Sensitivity live

Price	-10% $866	-5% $817	+0% $767	+5% $718	+10% $668
Rent	-10% $582	-5% $675	+0% $767	+5% $859	+10% $952
Rate	-1.0pp $855	-0.5pp $811	base $767	+0.5pp $722	+1.0pp $676

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,338
Total (2 units)			$2,337

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	1.22mi

Listing history 27 events

1. 2026-06-15
   statusdays on market $174,900 Pending 59 DOM
2. 2026-06-13
   days on market $174,900 Active 58 DOM
3. 2026-06-13
   days on market $174,900 Active 57 DOM
4. 2026-06-10
   days on market $174,900 Active 55 DOM
5. 2026-06-09
   days on market $174,900 Active 54 DOM
6. 2026-06-09
   days on market $174,900 Active 53 DOM
7. 2026-06-07
   days on market $174,900 Active 52 DOM
8. 2026-06-05
   days on market $174,900 Active 49 DOM
9. 2026-06-03
   days on market $174,900 Active 48 DOM
10. 2026-06-03
    days on market $174,900 Active 47 DOM
11. 2026-06-01
    days on market $174,900 Active 46 DOM
12. 2026-05-31
    remarks 394-char remark
13. 2026-05-31
    statusdays on market $174,900 Active 45 DOM
14. 2026-05-06
    historical Active Under Contract 325-char remark

    Show marketing remark (325 chars)

    Completely redone solid two family with separate utilities, newer mechanicals Newer kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Seller was getting 1,450 in rents for each unit. Rare 2 car garage to boot. Currently vacant but can be filled with an accepted contract.

15. 2026-04-29
    price $174,900 325-char remark

    Show marketing remark (325 chars)

    Completely redone solid two family with separate utilities, newer mechanicals Newer kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Seller was getting 1,450 in rents for each unit. Rare 2 car garage to boot. Currently vacant but can be filled with an accepted contract.

16. 2026-04-16
    listed $179,900 Active 325-char remark

    Show marketing remark (325 chars)

    Completely redone solid two family with separate utilities, newer mechanicals Newer kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Seller was getting 1,450 in rents for each unit. Rare 2 car garage to boot. Currently vacant but can be filled with an accepted contract.

17. 2024-10-11
    soldstatus $145,000 Closed 284-char remark

    Show marketing remark (284 chars)

    Completely redone solid two family with separate utilities, newer mechanicals New kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Market rate of $1200 for each unit. Currently vacant but can be filled with an accepted contract.

18. 2024-10-04
    soldstatus $145,000
19. 2024-10-02
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Completely redone solid two family with separate utilities, newer mechanicals New kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Market rate of $1200 for each unit. Currently vacant but can be filled with an accepted contract.

20. 2024-07-29
    historical Active Under Contract 284-char remark

    Show marketing remark (284 chars)

    Completely redone solid two family with separate utilities, newer mechanicals New kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Market rate of $1200 for each unit. Currently vacant but can be filled with an accepted contract.

21. 2024-07-11
    listed $159,900 Active 284-char remark

    Show marketing remark (284 chars)

    Completely redone solid two family with separate utilities, newer mechanicals New kitchens, bathrooms, floors, paint, windows, siding, etc. Live and/or lease, your choice but both work. Market rate of $1200 for each unit. Currently vacant but can be filled with an accepted contract.

22. 2020-10-27
    soldstatus $56,000
23. 2019-09-17
    status Under Contract- Do Not Show
24. 2019-09-13
    historical Continue to Show- Under Contract
25. 2019-09-12
    historical
26. 2019-09-11
    listed $60,000 Active
27. 1999-12-06
    soldstatus $57,000

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$943/yr (+$79/mo · 88.2%)

ⓘ 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 · 14 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: $28,044
• − Mortgage interest: −$9,797
• − Property taxes: −$1,070
• − Insurance: −$874
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$5,088
• Taxable income: $6,728
• Est. tax owed @ 24.0%: −$1,615
• After-tax cash flow: $7,590/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+206.8% since first listed

14 events — show timeline

• 2026-05-06 Contingent — UNYREIS
• 2026-04-29 Price Changed $174,900 UNYREIS
• 2026-04-16 Listed $179,900 UNYREIS
• 2024-10-11 Sold (MLS) $145,000 UNYREIS
• 2024-10-04 Sold (Public Records) $145,000 Public Records
• 2024-10-02 Pending — UNYREIS
• 2024-07-29 Contingent — UNYREIS
• 2024-07-11 Listed $159,900 UNYREIS
• 2020-10-27 Sold (Public Records) $56,000 Public Records
• 2019-09-17 Pending — UNYREIS
• 2019-09-13 Contingent — UNYREIS
• 2019-09-12 Listing Removed — UNYREIS
• 2019-09-11 Listed $60,000 UNYREIS
• 1999-12-06 Sold (Public Records) $57,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,070 · +0.0% YoY. Source: county tax records.