254 Lexington Ave · Rochester, NY 14613

$124,999

5 bd · 2.0 ba · 1,845 sqft · Townhouse public records · 8 Days on market

Built 1890 4,830 sqft lot Est $114k · 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
• Livability +3.8/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Great investment opportunity! Vinyl flooring and windows throughout. Updated bathrooms and low maintenance vinyl siding. Fully occupied and cash flowing upper/ lower double!

Key facts

• Fully renovated
• Pex plumbing
• Renovated bathrooms

Tags

• FULLY RENOVATED
• NEW LUXURY VINYL FLOORING
• UPDATED LIGHT FIXTURES
• RENOVATED BATHROOMS
• PEX PLUMBING
• NEWER MECHANICS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 14.1% 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: 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 $864 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 + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $69k; list at $125k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,999

Questions for the listing agent

1. Built in 1890 — 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 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: 1.60% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.78%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $114,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Glenwood Ave	0.26mi	4/2.0 (-1)	1,816 (-2%)	4mo	$47,500	$26	77
871 Lake Ave	0.24mi	4/2.0 (-1)	1,872 (+2%)	14mo	$145,000	$77	69
97 Locust St	0.38mi	4/2.0 (-1)	1,852 (+0%)	11mo	$77,500	$42	67
31 Brooklyn St	0.08mi	4/2.0 (-1)	2,076 (+12%)	6mo	$90,000	$43	65
228-230 Augustine St	0.48mi	4/2.0 (-1)	2,004 (+9%)	1mo	$142,000	$71	57
78 Ravine Ave	0.37mi	6/2.0 (+1)	1,992 (+8%)	11mo	$135,000	$68	55
62 Locust St St	0.34mi	6/2.0 (+1)	2,016 (+9%)	12mo	$15,000	$7	54
102-104 Kislingbury St	0.35mi	4/2.0 (-1)	2,100 (+14%)	10mo	$135,700	$65	48
161-163 Michigan St	0.65mi	5/2.0	1,620 (-12%)	3mo	$105,000	$65	47
145 Glendale Park	0.37mi	6/2.0 (+1)	2,088 (+13%)	11mo	$130,000	$62	46
20 Saranac St	0.70mi	4/2.0 (-1)	1,646 (-11%)	3mo	$60,000	$36	42
100-102 Bidwell Ter #100	0.51mi	6/2.0 (+1)	2,098 (+14%)	13mo	$107,000	$51	37

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: 21.9%
• Equity multiple: 1.89×
• Total profit: $31,318
• Equity at exit: $18,638

10-year hold

• IRR: 29.9%
• Equity multiple: 3.67×
• Total profit: $93,602
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $810

Break-even live

Break-even rent $974

Max offer price $124,999

Occupancy floor 54%

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: $31,250
• Closing costs: $3,750
• 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	2d	1	1.44mi

Listing history 19 events

1. 2026-04-01
   status Pending
2. 2026-03-23
   listed $124,999 Active
3. 2024-02-27
   soldstatus $69,000
4. 2024-02-22
   soldstatus $69,000 Closed 173-char remark

   Show marketing remark (173 chars)

   Great investment opportunity! Vinyl flooring and windows throughout. Updated bathrooms and low maintenance vinyl siding. Fully occupied and cash flowing upper/ lower double!

5. 2023-12-27
   status Pending 173-char remark

   Show marketing remark (173 chars)

   Great investment opportunity! Vinyl flooring and windows throughout. Updated bathrooms and low maintenance vinyl siding. Fully occupied and cash flowing upper/ lower double!

6. 2023-12-14
   status Under Contract- Do Not Show 173-char remark

   Show marketing remark (173 chars)

   Great investment opportunity! Vinyl flooring and windows throughout. Updated bathrooms and low maintenance vinyl siding. Fully occupied and cash flowing upper/ lower double!

7. 2023-11-14
   status Active 173-char remark

   Show marketing remark (173 chars)

   Great investment opportunity! Vinyl flooring and windows throughout. Updated bathrooms and low maintenance vinyl siding. Fully occupied and cash flowing upper/ lower double!

8. 2023-09-20
   status Pending Sale 173-char remark

   Show marketing remark (173 chars)

   Great investment opportunity! Vinyl flooring and windows throughout. Updated bathrooms and low maintenance vinyl siding. Fully occupied and cash flowing upper/ lower double!

9. 2023-09-17
   listed $72,000 Active 173-char remark

   Show marketing remark (173 chars)

   Great investment opportunity! Vinyl flooring and windows throughout. Updated bathrooms and low maintenance vinyl siding. Fully occupied and cash flowing upper/ lower double!

10. 2021-09-13
    soldstatus $59,900
11. 2021-09-10
    soldstatus $59,900 Closed Sale or Rented 372-char remark

    Show marketing remark (372 chars)

    Excellent Opportunity to add a great 2 Family Property to your portfolio! With a 3 Bed/1 Bath Down and a 2 Bed/1 Bath UP this one rents for $850/mo and $700/month respectively. Recent Updates include Kitchens and Baths as well as wood-look flooring. All mechanics in good condition! Vinyl Siding and Vinyl Windows throughout as well as glass block windows in the basement.

12. 2021-07-15
    status Pending Sale 372-char remark

    Show marketing remark (372 chars)

    Excellent Opportunity to add a great 2 Family Property to your portfolio! With a 3 Bed/1 Bath Down and a 2 Bed/1 Bath UP this one rents for $850/mo and $700/month respectively. Recent Updates include Kitchens and Baths as well as wood-look flooring. All mechanics in good condition! Vinyl Siding and Vinyl Windows throughout as well as glass block windows in the basement.

13. 2021-07-05
    status Under Contract- Do Not Show 372-char remark

    Show marketing remark (372 chars)

    Excellent Opportunity to add a great 2 Family Property to your portfolio! With a 3 Bed/1 Bath Down and a 2 Bed/1 Bath UP this one rents for $850/mo and $700/month respectively. Recent Updates include Kitchens and Baths as well as wood-look flooring. All mechanics in good condition! Vinyl Siding and Vinyl Windows throughout as well as glass block windows in the basement.

14. 2021-06-03
    price $59,900 372-char remark

    Show marketing remark (372 chars)

    Excellent Opportunity to add a great 2 Family Property to your portfolio! With a 3 Bed/1 Bath Down and a 2 Bed/1 Bath UP this one rents for $850/mo and $700/month respectively. Recent Updates include Kitchens and Baths as well as wood-look flooring. All mechanics in good condition! Vinyl Siding and Vinyl Windows throughout as well as glass block windows in the basement.

15. 2021-05-24
    listed $69,900 Active 372-char remark

    Show marketing remark (372 chars)

    Excellent Opportunity to add a great 2 Family Property to your portfolio! With a 3 Bed/1 Bath Down and a 2 Bed/1 Bath UP this one rents for $850/mo and $700/month respectively. Recent Updates include Kitchens and Baths as well as wood-look flooring. All mechanics in good condition! Vinyl Siding and Vinyl Windows throughout as well as glass block windows in the basement.

16. 2014-12-23
    soldstatus $6,500
17. 2014-09-05
    listed $7,500
18. 2006-09-26
    soldstatus $39,000
19. 2003-08-01
    soldstatus $30,900

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$683/yr (+$57/mo · 91.4%)

ⓘ 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: $24,000
• − Mortgage interest: −$7,002
• − Property taxes: −$747
• − Insurance: −$625
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,636
• Taxable income: $8,150
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $7,766/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

+304.5% since first listed

19 events — show timeline

• 2026-04-01 Pending — UNYREIS
• 2026-03-23 Listed $124,999 UNYREIS
• 2024-02-27 Sold (Public Records) $69,000 Public Records
• 2024-02-22 Sold (MLS) $69,000 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-12-14 Pending — UNYREIS
• 2023-11-14 Relisted — UNYREIS
• 2023-09-20 Pending — UNYREIS
• 2023-09-17 Listed $72,000 UNYREIS
• 2021-09-13 Sold (Public Records) $59,900 Public Records
• 2021-09-10 Sold (MLS) $59,900 UNYREIS
• 2021-07-15 Pending — UNYREIS
• 2021-07-05 Pending — UNYREIS
• 2021-06-03 Price Changed $59,900 UNYREIS
• 2021-05-24 Listed $69,900 UNYREIS
• 2014-12-23 Sold (MLS) $6,500 UNYREIS
• 2014-09-05 Listed $7,500 UNYREIS
• 2006-09-26 Sold (Public Records) $39,000 Public Records
• 2003-08-01 Sold (Public Records) $30,900 Public Records

Property tax history

+6.1%/yr

Latest (2025): $747 · +0.0% YoY. Source: county tax records.