77 Jackson St · Rochester, NY 14621

$125,000

4 bd · 2.0 ba · 1,804 sqft · MultiFamily public records · 7 Days on market

Built 1926 4,560 sqft lot $69/sqft · 36% below area Est $194k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 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 MLS

Duplex with NEW: Roof, Furnaces, Water Heaters, and Separate Elec Panels, and Vinyl Windows. This well-maintained duplex currently rents for $700 and $600 so there is room for upside. The upper unit is a 3 Bedroom with 1 bath and a partially finished attic. The lower unit is a 1 bedroom with a large walk-in closet or nursery with 1 bath.

Key facts

• 4,560 sq ft lot
• 2 garage spots
• Built 1926

Property features AI

Finance

• Financial info: Two-unit property with separate gas and electric meters; Professional management handles operating expenses; Owner pays hot water; rent includes hot water

Exterior

• Parking: Two-car garage; Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical
• Home design: Two-story building; Resale property; Existing construction
• Construction: Aluminum siding; Copper plumbing; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood flooring; Laminate flooring; Varied flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating; Gas water heater
• Interior features: Attic

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $649/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Cap rate 18.8% 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 (+8.9%/yr); 114 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $2,670/mo this rent would consume 91% of the median local household income ($35k/yr) (locally 2756% 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 $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 + 8.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

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 1926 — 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: 2.14% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.52%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

• ARV (median comp): $194,220
• List price: $125,000
• Delta: -35.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Norton St	0.16mi	4/2.0	1,888 (+5%)	10mo	$140,000	$74	77
87 Newcomb St	0.52mi	4/2.0	1,760 (-2%)	6mo	$152,000	$86	66
415 Fernwood Ave	0.49mi	4/2.0	1,636 (-9%)	14mo	$163,000	$100	49
15 Patt St	0.48mi	5/2.0 (+1)	1,751 (-3%)	23mo	$105,000	$60	48
1744 Clifford Ave	0.70mi	5/2.5 (+1)	1,832 (+2%)	15mo	$72,000	$39	46
546 Bernard St	0.68mi	4/2.5	1,876 (+4%)	20mo	$140,000	$75	42
115 Ernst St	0.74mi	4/2.0	2,016 (+12%)	4mo	$59,900	$30	42
72 Holbrooke St	0.49mi	4/2.0	1,580 (-12%)	20mo	$89,900	$57	40
17-19 Newcomb St	0.62mi	4/2.0	2,016 (+12%)	24mo	$67,500	$33	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 3.19×
• Total profit: $76,572
• Equity at exit: $18,638

10-year hold

• IRR: 54.8%
• Equity multiple: 7.78×
• Total profit: $237,433
• 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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $1,299

Break-even live

Break-even rent $1,026

Max offer price $125,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,369	-5% $1,334	+0% $1,299	+5% $1,263	+10% $1,228
Rent	-10% $1,088	-5% $1,193	+0% $1,299	+5% $1,404	+10% $1,510
Rate	-1.0pp $1,362	-0.5pp $1,330	base $1,299	+0.5pp $1,266	+1.0pp $1,233

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,670
Total (2 units)			$2,670

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.31mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	0.46mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.46mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.67mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.75mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	4d	1	0.75mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.89mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	22d	1	1.06mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.07mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	4d	1	1.16mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	1.36mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.36mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.41mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.48mi

Listing history 32 events

1. 2026-05-06
   status Pending 545-char remark
2. 2026-04-29
   listed $125,000 Active 545-char remark
3. 2025-09-24
   historical
4. 2025-09-09
   listed $125,000 Active
5. 2022-10-13
   soldstatus $110,000
6. 2022-10-11
   soldstatus $110,000 Closed Sale or Rented

   Show marketing remark (340 chars)

   Duplex with NEW: Roof, Furnaces, Water Heaters, and Separate Elec Panels, and Vinyl Windows. This well-maintained duplex currently rents for $700 and $600 so there is room for upside. The upper unit is a 3 Bedroom with 1 bath and a partially finished attic. The lower unit is a 1 bedroom with a large walk-in closet or nursery with 1 bath.

7. 2022-09-07
   status Pending Sale

   Show marketing remark (340 chars)

   Duplex with NEW: Roof, Furnaces, Water Heaters, and Separate Elec Panels, and Vinyl Windows. This well-maintained duplex currently rents for $700 and $600 so there is room for upside. The upper unit is a 3 Bedroom with 1 bath and a partially finished attic. The lower unit is a 1 bedroom with a large walk-in closet or nursery with 1 bath.

8. 2022-09-01
   listed $104,900 Active

   Show marketing remark (340 chars)

   Duplex with NEW: Roof, Furnaces, Water Heaters, and Separate Elec Panels, and Vinyl Windows. This well-maintained duplex currently rents for $700 and $600 so there is room for upside. The upper unit is a 3 Bedroom with 1 bath and a partially finished attic. The lower unit is a 1 bedroom with a large walk-in closet or nursery with 1 bath.

9. 2022-07-19
   historical
10. 2022-06-20
    price $109,499
11. 2022-05-18
    price $109,500
12. 2022-05-03
    status Active
13. 2022-04-28
    status Pending Sale
14. 2022-04-19
    listed $109,900 Active
15. 2020-08-14
    soldstatus $80,000
16. 2020-08-07
    soldstatus $80,000 Closed Sale or Rented
17. 2020-02-04
    status Under Contract- Do Not Show
18. 2020-02-03
    status Active
19. 2020-01-25
    historical Continue to Show- Under Contract
20. 2020-01-18
    price $69,900
21. 2020-01-16
    listed $75,000 Active
22. 2018-10-31
    soldstatus $60,000
23. 2018-10-29
    soldstatus $60,000 Closed Sale or Rented
24. 2018-08-24
    status Pending Sale
25. 2018-08-09
    status Under Contract- Do Not Show
26. 2018-08-09
    historical Continue to Show- Under Contract
27. 2018-07-23
    price $62,500
28. 2018-07-09
    price $66,000
29. 2018-05-22
    listed $69,000 Active
30. 2016-05-24
    soldstatus $140,000
31. 2015-12-08
    soldstatus $28,000
32. 2003-05-30
    soldstatus $28,000

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$438/yr (+$36/mo · 35.4%)

ⓘ 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 · 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: $32,040
• − Mortgage interest: −$7,002
• − Property taxes: −$1,237
• − Insurance: −$625
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$3,636
• Taxable income: $14,413
• Est. tax owed @ 24.0%: −$3,459
• After-tax cash flow: $12,124/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): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% 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: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• 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

+346.4% since first listed

32 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $125,000 UNYREIS
• 2025-09-24 Listing Removed — UNYREIS
• 2025-09-09 Listed $125,000 UNYREIS
• 2022-10-13 Sold (Public Records) $110,000 Public Records
• 2022-10-11 Sold (MLS) $110,000 UNYREIS
• 2022-09-07 Pending — UNYREIS
• 2022-09-01 Listed $104,900 UNYREIS
• 2022-07-19 Listing Removed — UNYREIS
• 2022-06-20 Price Changed $109,499 UNYREIS
• 2022-05-18 Price Changed $109,500 UNYREIS
• 2022-05-03 Relisted — UNYREIS
• 2022-04-28 Pending — UNYREIS
• 2022-04-19 Listed $109,900 UNYREIS
• 2020-08-14 Sold (Public Records) $80,000 Public Records
• 2020-08-07 Sold (MLS) $80,000 UNYREIS
• 2020-02-04 Pending — UNYREIS
• 2020-02-03 Relisted — UNYREIS
• 2020-01-25 Contingent — UNYREIS
• 2020-01-18 Price Changed $69,900 UNYREIS
• 2020-01-16 Listed $75,000 UNYREIS
• 2018-10-31 Sold (Public Records) $60,000 Public Records
• 2018-10-29 Sold (MLS) $60,000 UNYREIS
• 2018-08-24 Pending — UNYREIS
• 2018-08-09 Pending — UNYREIS
• 2018-08-09 Contingent — UNYREIS
• 2018-07-23 Price Changed $62,500 UNYREIS
• 2018-07-09 Price Changed $66,000 UNYREIS
• 2018-05-22 Listed $69,000 UNYREIS
• 2016-05-24 Sold (Public Records) $140,000 Public Records
• 2015-12-08 Sold (Public Records) $28,000 Public Records
• 2003-05-30 Sold (Public Records) $28,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,237 · -2.3% YoY. Source: county tax records.