239-255 Reynolds St · Rochester, NY 14608

$749,900

64 bd · None ba · 10,792 sqft · MultiFamily · 49 Days on market

Built 1900 1,307 sqft lot

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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
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

Stabilized 10,792sq/ft Apartment Building. 8 unit Townhomes with $69,540 Income, $42,450 Net, 14.5% Cap Rate. FIVE 3-Bedroom & THREE 2-Bedroom Townhomes at 239-255 Reynolds, 112 Bartlett. PROPERTY FEATURES Separated Utilities - No Heating Bills to Pay! Turn-Key => Local Management Available. Virtual Walkthrough & Financials are available.

Key facts

• 1,307 sq ft lot
• Built 1900
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 5×3bd/1.5ba + 3×2bd/1.5ba units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive. Per door: $621/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $750k).
• Recommended offer: $727k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 (+6.6%/yr); 51 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).

Forward outlook

• In year one you build about $33k of equity ($5k loan paydown + $28k 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 $210k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($727k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $293k; list at $750k implies a 156% 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 $727,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.3%
• Equity multiple: 3.30×
• Total profit: $483,107
• Equity at exit: $366,742

10-year hold

• IRR: 39.5%
• Equity multiple: 7.32×
• Total profit: $1,327,055
• Equity at exit: $589,335

Cash invested: $209,972 (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: 38.4×

Monthly cashflow live

• Estimated rent: $12,849 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$937 /mo · $11,248/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,698
• Net cashflow: $4,968

Break-even live

Break-even rent $6,560

Max offer price $749,900

Occupancy floor 56%

Sensitivity live

Price	-10% $5,487	-5% $5,227	+0% $4,968	+5% $4,709	+10% $4,450
Rent	-10% $3,953	-5% $4,461	+0% $4,968	+5% $5,476	+10% $5,983
Rate	-1.0pp $5,346	-0.5pp $5,159	base $4,968	+0.5pp $4,774	+1.0pp $4,576

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	1.5	$8,140
▸ 3× units	2	1.5	$4,710
Total (8 units)			$12,849

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-10
   status Pending
2. 2026-02-25
   historical Active Under Contract
3. 2026-01-20
   listed $749,900 Active
4. 2020-11-13
   soldstatus $292,900 Closed Sale or Rented 355-char remark

   Show marketing remark (355 chars)

   Stabilized 10,792sq/ft Apartment Building. 8 unit Townhomes with $69,540 Income, $42,450 Net, 14.5% Cap Rate. FIVE 3-Bedroom & THREE 2-Bedroom Townhomes at 239-255 Reynolds, 112 Bartlett. PROPERTY FEATURES Separated Utilities - No Heating Bills to Pay! Turn-Key => Local Management Available. Virtual Walkthrough & Financials are available.

5. 2020-06-22
   status Under Contract- Do Not Show 355-char remark

   Show marketing remark (355 chars)

   Stabilized 10,792sq/ft Apartment Building. 8 unit Townhomes with $69,540 Income, $42,450 Net, 14.5% Cap Rate. FIVE 3-Bedroom & THREE 2-Bedroom Townhomes at 239-255 Reynolds, 112 Bartlett. PROPERTY FEATURES Separated Utilities - No Heating Bills to Pay! Turn-Key => Local Management Available. Virtual Walkthrough & Financials are available.

6. 2020-06-16
   listed $292,072 Active 355-char remark

   Show marketing remark (355 chars)

   Stabilized 10,792sq/ft Apartment Building. 8 unit Townhomes with $69,540 Income, $42,450 Net, 14.5% Cap Rate. FIVE 3-Bedroom & THREE 2-Bedroom Townhomes at 239-255 Reynolds, 112 Bartlett. PROPERTY FEATURES Separated Utilities - No Heating Bills to Pay! Turn-Key => Local Management Available. Virtual Walkthrough & Financials are available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $154,188
• − Mortgage interest: −$42,006
• − Property taxes: −$11,248
• − Insurance: −$3,750
• − Repairs & maintenance: −$12,335
• − Management: −$12,335
• − Depreciation: −$21,815
• Taxable income: $50,699
• Est. tax owed @ 24.0%: −$12,168
• After-tax cash flow: $47,452/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

+156.8% since first listed

6 events — show timeline

• 2026-03-10 Pending — UNYREIS
• 2026-02-25 Contingent — UNYREIS
• 2026-01-20 Listed $749,900 UNYREIS
• 2020-11-13 Sold (MLS) $292,900 UNYREIS
• 2020-06-22 Pending — UNYREIS
• 2020-06-16 Listed $292,072 UNYREIS