8-10 Willow St · Rochester, NY 14606

$119,900

4 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 16 Days on market

Built 1920 6,238 sqft lot Est $82k · 47% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity or owner-occupant duplex in the heart of Rochester! This well-maintained 2-family property at 8-10 Willow Street offers spacious units with strong income potential. Features include separate entrances, generous living spaces, and a functional layout ideal for tenants or multi-generational living. Conveniently located near schools, shopping, restaurants, public transportation, and major expressways. Whether you’re looking to expand your portfolio or live in one unit this duplex is a must-see! Delayed Showing 6/2/26 at 12pm, delayed negotiations 6/10/26 at 12pm.

Key facts

• Near schools
• Near shopping
• Functional layout

Tags

• OWNER-OCCUPANT DUPLEX
• SEPARATE ENTRANCES
• GENEROUS LIVING SPACES
• FUNCTIONAL LAYOUT
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Finance

• Financial info: Two residential units with current rents around $1,070 and $1,050; Operating expense details: See remarks; Owner pays: Other (see remarks); Rent includes: See remarks

Exterior

• Parking: Common parking
• Utilities: Public water connected; Sewer connected; Separate electric meters for each unit
• Home design: Two-story building; Resale property
• Construction: Block and concrete construction
• Exterior features: Irregular lot; Near public transit; Residential setting; City street frontage

Interior

• Kitchen: Each unit has a kitchen with dining area
• Bedrooms: Two 2-bedroom units (each unit includes a dining area with kitchen)
• Flooring: Hardwood; Varies by area
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring; Full basement
• Laundry & utility: Gas water heater; Separate gas and electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $618/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.7% 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: 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: Rents rising fast (+6.3%/yr); 125 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,503/mo this rent would consume 54% of the median local household income ($56k/yr) (locally 986% 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 $829 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 + 6.3% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $120k implies a 216% 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 $118,101 (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 1920 — 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: 2.09% ✓
• Cap rate: 18.66%
• Cash-on-cash: 44.16%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $81,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Curtis St	0.11mi	4/2.0	1,614 (-1%)	1mo	$65,000	$40	92
201 Parkway	0.44mi	4/3.0	1,602 (-2%)	2mo	$85,000	$53	70
31 Plover St	0.22mi	4/2.0	1,776 (+9%)	6mo	$123,000	$69	70
203 Emerson St	0.35mi	5/2.0 (+1)	1,577 (-3%)	8mo	$62,000	$39	67
315 Lexington Ave	0.56mi	3/2.0 (-1)	1,754 (+8%)	1mo	$107,000	$61	56
304 Ravine Ave	0.34mi	3/2.0 (-1)	1,812 (+11%)	7mo	$35,000	$19	55
191 Emerson St	0.36mi	5/2.0 (+1)	1,808 (+11%)	9mo	$45,000	$25	53
505 Child St	0.64mi	5/2.0 (+1)	1,539 (-6%)	7mo	$90,000	$58	50
41 Pierpont St	0.65mi	3/2.0 (-1)	1,778 (+9%)	2mo	$17,000	$10	48
40 Finch St	0.45mi	3/2.0 (-1)	1,826 (+12%)	9mo	$91,000	$50	47
254 Lexington Ave	0.62mi	5/2.0 (+1)	1,845 (+13%)	1mo	$135,000	$73	44
9 Lasalle St	0.57mi	5/2.0 (+1)	1,871 (+15%)	6mo	$90,000	$48	39

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 44.6%
• Equity multiple: 3.02×
• Total profit: $67,770
• Equity at exit: $17,877

10-year hold

• IRR: 52.0%
• Equity multiple: 6.89×
• Total profit: $197,719
• Equity at exit: $10,367

Cash invested: $33,572 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 125
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,503 high
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,235

Break-even live

Break-even rent $939

Max offer price $119,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,303	-5% $1,269	+0% $1,235	+5% $1,201	+10% $1,168
Rent	-10% $1,038	-5% $1,137	+0% $1,235	+5% $1,334	+10% $1,433
Rate	-1.0pp $1,296	-0.5pp $1,266	base $1,235	+0.5pp $1,204	+1.0pp $1,173

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,502
Total (2 units)			$2,503

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	45d	1	0.31mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	0.39mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	45d	1	0.74mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	4d	1	0.83mi
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	20d	1	0.83mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	22d	1	0.91mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	0.93mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	12d	1	1.03mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	1.04mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	1.12mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	4d	1	1.30mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   status $119,900 Pending 16 DOM
2. 2026-06-18
   days on market $119,900 Active 16 DOM
3. 2026-06-17
   days on market $119,900 Active 15 DOM
4. 2026-06-16
   days on market $119,900 Active 14 DOM
5. 2026-06-15
   days on market $119,900 Active 13 DOM
6. 2026-06-13
   days on market $119,900 Active 11 DOM
7. 2026-06-13
   days on market $119,900 Active 10 DOM
8. 2026-06-10
   days on market $119,900 Active 8 DOM
9. 2026-06-09
   days on market $119,900 Active 7 DOM
10. 2026-06-09
    days on market $119,900 Active 6 DOM
11. 2026-06-07
    days on market $119,900 Active 5 DOM
12. 2026-06-05
    days on market $119,900 Active 2 DOM
13. 2026-06-03
    remarks 600-char remark
14. 2026-06-03
    listed $119,900 Active 1 DOM

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$634/yr (+$53/mo · 83.5%)

ⓘ 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: $30,036
• − Mortgage interest: −$6,716
• − Property taxes: −$759
• − Insurance: −$600
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$3,488
• Taxable income: $13,667
• Est. tax owed @ 24.0%: −$3,280
• After-tax cash flow: $11,544/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): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+43.8% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $119,900 UNYREIS
• 2026-06-02 Listed $1,199,000 UNYREIS
• 1996-08-09 Sold (Public Records) $37,900 Public Records
• 1993-06-30 Sold (Public Records) $83,388 Public Records

Property tax history

+0.0%/yr

Latest (2025): $759 · +0.0% YoY. Source: county tax records.