68 Lill St · Rochester, NY 14621

$85,000

5 bd · 2.0 ba · 1,567 sqft · Townhouse public records · 34 Days on market

Built 1900 2,805 sqft lot $54/sqft · 27% below area Est $116k · 27% 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

Listing remarks MLS

This two-family home offers a fantastic opportunity for an owner-occupant or savvy investor. Each unit has separate utilities, offering convenience and efficiency for both tenants and the owner. The building features off-street parking and on-site laundry located in the basement, adding to its appeal and functionality. Recent updates include new furnaces installed in 2021, a newer roof from 2016, and a brand new hot water tank in 2024, ensuring the major systems are in excellent condition. The property has been extremely well maintained and professionally managed, with a strong rental history and reliable tenants already in place. With no immediate work needed, this is a truly hassle-free, income-generating asset you won’t want to miss. The upper two-bedroom unit is currently rented for $800 per month. The lower unit is currently vacant but was previously rented for $1,000 per month.

Key facts

• 2,805 sq ft lot
• Built 1900
• Listed 34 days

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$116,177) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• 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; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,891/mo this rent would consume 64% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $73k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 2.22% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.52%
• DSCR: 2.98
• GRM: 3.7

CMA / ARV

• ARV (median comp): $116,177
• List price: $85,000
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17-19 Lill St	0.08mi	4/2.0 (-1)	1,632 (+4%)	2mo	$29,000	$18	82
255 Avenue A	0.11mi	5/2.0	1,668 (+6%)	8mo	$63,500	$38	78
14 Ketchum St	0.24mi	4/2.0 (-1)	1,642 (+5%)	2mo	$96,000	$58	74
222 Avenue St E #220	0.42mi	6/2.0 (+1)	1,728 (+10%)	4mo	$65,000	$38	55
20 Saranac St	0.68mi	4/2.0 (-1)	1,646 (+5%)	3mo	$60,000	$36	52
116 Bernard St	0.69mi	4/2.0 (-1)	1,593 (+2%)	16mo	$51,900	$33	47
789 Joseph Ave	0.46mi	5/2.0	1,784 (+14%)	12mo	$73,000	$41	46
15-17 Cutler St	0.65mi	4/2.0 (-1)	1,398 (-11%)	2mo	$120,000	$86	45
220 Avenue E	0.42mi	4/2.0 (-1)	1,728 (+10%)	18mo	$65,000	$38	43
523 Remington St	0.71mi	4/2.0 (-1)	1,488 (-5%)	20mo	$60,000	$40	37
1632-1634 St Paul St	0.74mi	4/2.0 (-1)	1,748 (+12%)	18mo	$69,900	$40	26

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: 47.2%
• Equity multiple: 3.21×
• Total profit: $52,500
• Equity at exit: $12,674

10-year hold

• IRR: 55.1%
• Equity multiple: 7.88×
• Total profit: $163,793
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $883

Break-even live

Break-even rent $774

Max offer price $85,000

Occupancy floor 48%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-18
   status Pending 902-char remark

   Show marketing remark (902 chars)

   This two-family home offers a fantastic opportunity for an owner-occupant or savvy investor. Each unit has separate utilities, offering convenience and efficiency for both tenants and the owner. The building features off-street parking and on-site laundry located in the basement, adding to its appeal and functionality. Recent updates include new furnaces installed in 2021, a newer roof from 2016, and a brand new hot water tank in 2024, ensuring the major systems are in excellent condition. The property has been extremely well maintained and professionally managed, with a strong rental history and reliable tenants already in place. With no immediate work needed, this is a truly hassle-free, income-generating asset you won’t want to miss. The upper two-bedroom unit is currently rented for $800 per month. The lower unit is currently vacant but was previously rented for $1,000 per month.

2. 2026-04-14
   listed $85,000 Active 902-char remark

   Show marketing remark (902 chars)

   This two-family home offers a fantastic opportunity for an owner-occupant or savvy investor. Each unit has separate utilities, offering convenience and efficiency for both tenants and the owner. The building features off-street parking and on-site laundry located in the basement, adding to its appeal and functionality. Recent updates include new furnaces installed in 2021, a newer roof from 2016, and a brand new hot water tank in 2024, ensuring the major systems are in excellent condition. The property has been extremely well maintained and professionally managed, with a strong rental history and reliable tenants already in place. With no immediate work needed, this is a truly hassle-free, income-generating asset you won’t want to miss. The upper two-bedroom unit is currently rented for $800 per month. The lower unit is currently vacant but was previously rented for $1,000 per month.

3. 2026-04-07
   historical
4. 2026-02-25
   listed $74,900 Active
5. 2024-08-01
   soldstatus $73,000
6. 2024-07-31
   soldstatus $73,000 Closed
7. 2024-06-19
   status Pending
8. 2024-06-12
   listed $70,000 Active
9. 2024-04-24
   listed $65,000 Active
10. 2021-09-29
    soldstatus $45,000
11. 2021-09-27
    soldstatus $45,000 Closed Sale or Rented
12. 2021-09-02
    status Pending Sale
13. 2021-08-20
    historical Continue to Show- Under Contract
14. 2021-08-11
    listed $45,000 Active
15. 2017-09-30
    historical
16. 2017-07-27
    listed $34,900 Active
17. 2017-06-30
    historical
18. 2017-06-16
    price $37,900
19. 2017-04-10
    listed $42,900 Active
20. 2013-04-23
    listed $36,900
21. 2008-09-16
    soldstatus $15,000
22. 1993-08-03
    soldstatus $30,000

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,559 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $22,694
• − Mortgage interest: −$4,761
• − Property taxes: −$1,559
• − Insurance: −$425
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$2,473
• Taxable income: $9,845
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $8,233/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

+183.3% since first listed

22 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-04-14 Listed $85,000 UNYREIS
• 2026-04-07 Listing Removed — UNYREIS
• 2026-02-25 Listed $74,900 UNYREIS
• 2024-08-01 Sold (Public Records) $73,000 Public Records
• 2024-07-31 Sold (MLS) $73,000 UNYREIS
• 2024-06-19 Pending — UNYREIS
• 2024-06-12 Listed $70,000 UNYREIS
• 2024-04-24 Listed $65,000 UNYREIS
• 2021-09-29 Sold (Public Records) $45,000 Public Records
• 2021-09-27 Sold (MLS) $45,000 UNYREIS
• 2021-09-02 Pending — UNYREIS
• 2021-08-20 Contingent — UNYREIS
• 2021-08-11 Listed $45,000 UNYREIS
• 2017-09-30 Listing Removed — UNYREIS
• 2017-07-27 Listed $34,900 UNYREIS
• 2017-06-30 Listing Removed — UNYREIS
• 2017-06-16 Price Changed $37,900 UNYREIS
• 2017-04-10 Listed $42,900 UNYREIS
• 2013-04-23 Listed $36,900 UNYREIS
• 2008-09-16 Sold (Public Records) $15,000 Public Records
• 1993-08-03 Sold (Public Records) $30,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,559 · +0.0% YoY. Source: county tax records.