5 Saint Jacob St · Rochester, NY 14621

$129,900

5 bd · 2.5 ba · 2,031 sqft · MultiFamily public records · 49 Days on market

Built 1910 6,534 sqft lot $64/sqft · 7% below area Est $140k · 7% under ↓ 7% since listing

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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 +10.6/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Spacious Multi-Family Opportunity on the West Side! Don’t miss this versatile 2-unit property has space, updates, and income potential! The front unit lives like a single-family home, featuring 5 bedrooms with a convenient first-floor bedroom—perfect for flexible living arrangements. Generous living space throughout makes this ideal for large households or tenants seeking room to spread out. The property has been well-maintained with key updates already completed, including vinyl windows, vinyl siding, and a roof just 5 years old. Mechanical updates add peace of mind with a hot water tank only 2 years old. In the rear, you’ll find a private studio unit with its own entr

Key facts

• First-floor bedroom
• 2-unit property
• Private studio unit

Tags

• MULTI-FAMILY OPPORTUNITY
• 2-UNIT PROPERTY
• FIRST-FLOOR BEDROOM
• PRIVATE STUDIO UNIT
• FULLY FENCED YARD
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Property is a 2-unit multi-family with separate meters and month-to-month tenancy for one unit; Operating expenses include maintenance and trash; Owner pays water and trash; rent includes water and trash; One unit's rent listed at $550

Exterior

• Parking: Carport
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Residential multi-use zoning; Existing structure
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Partial fencing; Fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: One unit with 5 bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms total; Each unit has one full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Central vacuum; Storm windows with wood frames
• Laundry & utility: Separate gas and electric meters for units (two of each)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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: Rents rising fast (+8.9%/yr); 114 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $3,482/mo this rent would consume 118% 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 $898 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (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. Built in 1910 — 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 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: 2.68% ✓
• Cap rate: 24.07%
• Cash-on-cash: 63.50%
• DSCR: 3.83
• GRM: 3.1

CMA / ARV

• ARV (median comp): $139,516
• List price: $129,900
• Delta: -6.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Bernard St	0.30mi	4/2.0 (-1)	2,022 (-0%)	1mo	$182,500	$90	77
115 Ernst St	0.34mi	4/2.0 (-1)	2,016 (-1%)	4mo	$59,900	$30	72
373 Weaver St St	0.43mi	6/2.0 (+1)	2,065 (+2%)	5mo	$79,999	$39	66
130-132 Weyl	0.49mi	4/2.0 (-1)	2,016 (-1%)	14mo	$118,000	$59	57
621 Joseph Ave	0.52mi	6/2.0 (+1)	2,119 (+4%)	8mo	$115,000	$54	55
292-294 Carter St	0.44mi	6/2.0 (+1)	2,240 (+10%)	2mo	$80,000	$36	54
130 Weyl St	0.50mi	4/2.0 (-1)	2,016 (-1%)	19mo	$85,000	$42	53
15-17 Wilkins St	0.61mi	4/2.0 (-1)	1,920 (-6%)	6mo	$101,070	$53	50
546 Bernard St	0.37mi	4/2.5 (-1)	1,876 (-8%)	20mo	$140,000	$75	48
812 Norton St	0.65mi	5/2.0	1,777 (-12%)	10mo	$124,500	$70	38
40 Peckham St	0.57mi	5/2.0	1,794 (-12%)	16mo	$45,000	$25	38
660 Norton St	0.73mi	4/2.0 (-1)	2,210 (+9%)	20mo	$70,000	$32	28

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: 68.0%
• Equity multiple: 4.30×
• Total profit: $119,940
• Equity at exit: $19,369

10-year hold

• IRR: 73.7%
• Equity multiple: 10.51×
• Total profit: $346,070
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,482 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $1,925

Break-even live

Break-even rent $1,046

Max offer price $129,900

Occupancy floor 40%

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

Units	Beds	Baths	Est. rent
1× unit	5	2	$2,014
1× unit	0	1	$1,468
Total (2 units)			$3,482

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.69mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.94mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 49 DOM
2. 2026-06-17
   days on market $129,900 Active 48 DOM
3. 2026-06-16
   days on market $129,900 Active 47 DOM
4. 2026-06-15
   days on market $129,900 Active 46 DOM
5. 2026-06-13
   days on market $129,900 Active 44 DOM
6. 2026-06-13
   pricedays on market $129,900 Active 43 DOM
7. 2026-06-10
   days on market $134,900 Active 41 DOM
8. 2026-06-09
   days on market $134,900 Active 40 DOM
9. 2026-06-09
   days on market $134,900 Active 39 DOM
10. 2026-06-07
    days on market $134,900 Active 38 DOM
11. 2026-06-05
    days on market $134,900 Active 35 DOM
12. 2026-06-03
    days on market $134,900 Active 34 DOM
13. 2026-06-03
    days on market $134,900 Active 33 DOM
14. 2026-06-01
    days on market $134,900 Active 32 DOM
15. 2026-05-31
    days on market $134,900 Active 31 DOM
16. 2026-04-30
    listed $139,900 Active 1333-char remark

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$553/yr (+$46/mo · 50.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $41,784
• − Mortgage interest: −$7,276
• − Property taxes: −$1,090
• − Insurance: −$650
• − Repairs & maintenance: −$3,343
• − Management: −$3,343
• − Depreciation: −$3,779
• Taxable income: $22,304
• Est. tax owed @ 24.0%: −$5,353
• After-tax cash flow: $17,742/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

-7.1% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $129,900 UNYREIS
• 2026-05-30 Price Changed $134,900 UNYREIS
• 2026-04-30 Listed $139,900 UNYREIS

Property tax history

+3.5%/yr

Latest (2025): $1,090 · +0.7% YoY. Source: county tax records.