239 Saratoga Ave · Rochester, NY 14608

$90,000

4 bd · 2.0 ba · 1,920 sqft · Townhouse public records · 32 Days on market

Built 1900 2,707 sqft lot Est $83k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to this well-maintained upper/lower duplex offering a fantastic opportunity for investors or owner-occupants alike. Both units feature 2 bedrooms and 1 full bath, with spacious eat-in kitchens and updates throughout. Each unit boasts large and updated bathrooms. The downstairs unit offers beautiful hardwood floors throughout, while the upstairs unit features newer carpeting and includes access to a partially finished attic—perfect for additional living space, a home office, or storage. Exterior improvements include durable vinyl siding and some vinyl replacement windows. With both units currently vacant, this property is a great addition to any investment portfolio or an ideal

Key facts

• Upper lower duplex
• Newer carpeting
• Hardwood floors

Tags

• UPPER LOWER DUPLEX
• SPACIOUS EAT IN KITCHENS
• LARGE UPDATED BATHROOMS
• HARDWOOD FLOORS
• NEWER CARPETING
• PARTIALLY FINISHED ATTIC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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 (+6.6%/yr); 51 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,733/mo this rent would consume 51% of the median local household income ($41k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.7% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 6.6% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $49k; list at $90k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.95%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $82,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Locust St	0.40mi	4/2.0	1,852 (-4%)	11mo	$77,500	$42	66
100-102 Parkway	0.23mi	5/2.0 (+1)	2,130 (+11%)	4mo	$130,000	$61	63
365 Glenwood Ave	0.57mi	4/2.0	1,816 (-5%)	4mo	$47,500	$26	61
86 Myrtle St	0.45mi	4/2.0	1,798 (-6%)	12mo	$75,000	$42	58
54 Cameron St	0.41mi	4/2.0	2,080 (+8%)	11mo	$105,000	$50	58
7 Bauer St	0.35mi	3/2.0 (-1)	1,734 (-10%)	6mo	$116,495	$67	58
31 Brooklyn St	0.65mi	4/2.0	2,076 (+8%)	6mo	$90,000	$43	51
866 Smith St	0.66mi	5/2.0 (+1)	2,071 (+8%)	4mo	$65,000	$31	48
138 Spencer St	0.44mi	4/2.0	2,190 (+14%)	12mo	$47,000	$21	46
83 Warner St	0.62mi	4/2.0	1,646 (-14%)	3mo	$105,000	$64	45
61 Sterling St	0.62mi	3/2.0 (-1)	1,685 (-12%)	5mo	$155,000	$92	41
31 Harris St	0.74mi	3/2.0 (-1)	2,159 (+12%)	16mo	$66,095	$31	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.69% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 3.73×
• Total profit: $68,802
• Equity at exit: $44,015

10-year hold

• IRR: 46.5%
• Equity multiple: 8.34×
• Total profit: $184,864
• Equity at exit: $70,730

Cash invested: $25,200 (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 14608

• Home prices YoY: 1.3%
• Rents YoY: 6.6%
• Active inventory: 51
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$472
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $755

Break-even live

Break-even rent $777

Max offer price $90,000

Occupancy floor 51%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.54mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	0.71mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	0.74mi
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.78mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	44d	1	0.80mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	0.98mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	1.00mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	1.33mi

Listing history 23 events

1. 2026-01-30
   status Pending
2. 2025-12-29
   listed $90,000 Active
3. 2025-04-03
   status Active
4. 2025-01-31
   historical
5. 2024-12-11
   status Pending
6. 2024-12-07
   historical Active Under Contract
7. 2024-11-22
   price $119,800
8. 2024-11-13
   price $119,900
9. 2024-11-09
   price $119,850
10. 2024-10-17
    listed $119,800 Active
11. 2024-04-10
    historical $995
12. 2024-03-26
    listed $995
13. 2023-01-31
    historical
14. 2022-08-16
    price $84,900
15. 2022-07-14
    listed $89,000 Active
16. 2022-06-22
    price $795
17. 2016-07-13
    soldstatus $48,800
18. 2016-07-12
    soldstatus $25,100
19. 2016-02-11
    historical
20. 2015-08-10
    listed $39,900 Active
21. 1999-08-24
    soldstatus $19,800
22. 1997-04-29
    soldstatus $15,000
23. 1995-09-07
    soldstatus $48,927

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$135/yr (+$11/mo · 10.8%)

ⓘ 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: $20,791
• − Mortgage interest: −$5,041
• − Property taxes: −$1,252
• − Insurance: −$450
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$2,618
• Taxable income: $8,103
• Est. tax owed @ 24.0%: −$1,945
• After-tax cash flow: $7,115/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): 12,792
• Household income: $40,646
• Rent vs Own: 78.0% rent · 22.0% own
• Severe rent burden: 1300.0

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 0.67)
• Race & ethnicity: Black 50% White 25% Two or more races 13% Hispanic / Latino 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 8% · Canada, India
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▲ 3.69%
• Current HPI: 280.2411
• Rent YoY: ▲ 6.61%
• 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

+83.9% since first listed

23 events — show timeline

• 2026-01-30 Pending — UNYREIS
• 2025-12-29 Listed $90,000 UNYREIS
• 2025-04-03 Relisted — UNYREIS
• 2025-01-31 Listing Removed — UNYREIS
• 2024-12-11 Pending — UNYREIS
• 2024-12-07 Contingent — UNYREIS
• 2024-11-22 Price Changed $119,800 UNYREIS
• 2024-11-13 Price Changed $119,900 UNYREIS
• 2024-11-09 Price Changed $119,850 UNYREIS
• 2024-10-17 Listed $119,800 UNYREIS
• 2024-04-10 Rental Removed $995 APPFOLIO
• 2024-03-26 Listed for Rent $995 APPFOLIO
• 2023-01-31 Listing Removed — UNYREIS
• 2022-08-16 Price Changed $84,900 UNYREIS
• 2022-07-14 Listed $89,000 UNYREIS
• 2022-06-22 Price Changed $795 RENT.
• 2016-07-13 Sold (Public Records) $48,800 Public Records
• 2016-07-12 Sold (Public Records) $25,100 Public Records
• 2016-02-11 Listing Removed — UNYREIS
• 2015-08-10 Listed $39,900 UNYREIS
• 1999-08-24 Sold (Public Records) $19,800 Public Records
• 1997-04-29 Sold (Public Records) $15,000 Public Records
• 1995-09-07 Sold (Public Records) $48,927 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,252 · +0.0% YoY. Source: county tax records.