349 Rosewood Ter · Rochester, NY 14609

$174,900

6 bd · 2.0 ba · 2,406 sqft · MultiFamily · 15 Days on market

Built 1910 Fair condition 4,356 sqft lot Est $164k · 7% 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
• Rent growth +4.5/5.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• 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 MLS

Group Showing of this very nice side by side double Thursday Sept 5 1:00-2:00. You don't want to miss this one. Many upgrades including new tear off roof in 2017, one unit remodeled to include in 2018 the other remodeled in 2015. Newer furnace, hardwoods, front and back porch, separate utilities. C of O valid thru January 2021. Must allow 24-48 hour notice for tenants.

Key facts

• Immediate cash flow
• Separate utilities
• Hardwood floors

Tags

• STRONG IN PLACE INCOME
• IMMEDIATE CASH FLOW
• WELL MAINTAINED PROPERTY
• HARDWOOD FLOORS
• FUNCTIONAL LAYOUTS
• SEPARATE UTILITIES

Property features AI

Finance

• Other: Property taxed (tax amounts available in source but excluded per instructions)
• Financial info: Two rental units with current rents: $1,275 and $1,550; Both units are leased (leases expire 7/31/2026 and 8/31/2026); Operating expense details: see remarks; Owner pays: other (see remarks); Rent includes: see remarks
• HOA & community: No HOA information listed

Exterior

• Parking: Paved parking
• Security: No security features listed
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-family (2 units); Residential 2-unit zoning; Entry level details not specified; Facing direction not specified
• Construction: Wood siding exterior; Asphalt roof; Block foundation; Existing (previously built) structure
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 42 x 100

Interior

• Kitchen: No appliances listed for kitchen
• Bedrooms: Two 3-bedroom units
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: 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 (+7.9%/yr); 199 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,172/mo this rent would consume 59% of the median local household income ($65k/yr) (locally 2183% 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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $106k; list at $175k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.81% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.79%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $163,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Rosewood Ter	0.00mi	6/2.0	2,406 (0%)	1mo	$230,000	$96	100
191 Ellison St #191	0.53mi	6/2.0	2,436 (+1%)	2mo	$165,000	$68	72
76 Spencer Rd	0.44mi	6/2.0	2,392 (-1%)	11mo	$225,000	$94	69
122 Kingston St #120	0.39mi	6/2.0	2,346 (-2%)	12mo	$195,000	$83	68
1786-1788 Clifford Ave	0.70mi	6/2.0	2,404 (-0%)	4mo	$123,000	$51	64
992-994 Garson Ave	0.40mi	6/2.0	2,574 (+7%)	10mo	$350,000	$136	61
1900-1902 Clifford Ave	0.64mi	6/2.0	2,304 (-4%)	8mo	$112,000	$49	57
106 Bowman St	0.73mi	6/2.0	2,413 (+0%)	17mo	$130,000	$54	51
1459 Culver Rd	0.41mi	6/2.0	2,749 (+14%)	7mo	$187,000	$68	51
1322 E Main St	0.73mi	6/2.0	2,229 (-7%)	7mo	$150,900	$68	48
37 Diringer Pl	0.74mi	6/2.0	2,160 (-10%)	10mo	$130,000	$60	40
1980 Clifford Ave	0.59mi	6/2.0	2,127 (-12%)	18mo	$89,000	$42	38

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.44×
• Total profit: $70,702
• Equity at exit: $26,078

10-year hold

• IRR: 41.9%
• Equity multiple: 5.95×
• Total profit: $242,509
• Equity at exit: $15,122

Cash invested: $48,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,172 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,297

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,172
Total (2 units)			$3,172

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-03-30
   listed $174,900 Active
3. 2019-12-16
   soldstatus $105,500 Closed Sale or Rented 373-char remark

   Show marketing remark (373 chars)

   Group Showing of this very nice side by side double Thursday Sept 5 1:00-2:00. You don't want to miss this one. Many upgrades including new tear off roof in 2017, one unit remodeled to include in 2018 the other remodeled in 2015. Newer furnace, hardwoods, front and back porch, separate utilities. C of O valid thru January 2021. Must allow 24-48 hour notice for tenants.

4. 2019-09-06
   status Under Contract- Do Not Show 373-char remark

   Show marketing remark (373 chars)

   Group Showing of this very nice side by side double Thursday Sept 5 1:00-2:00. You don't want to miss this one. Many upgrades including new tear off roof in 2017, one unit remodeled to include in 2018 the other remodeled in 2015. Newer furnace, hardwoods, front and back porch, separate utilities. C of O valid thru January 2021. Must allow 24-48 hour notice for tenants.

5. 2019-09-04
   listed $99,900 Active 373-char remark

   Show marketing remark (373 chars)

   Group Showing of this very nice side by side double Thursday Sept 5 1:00-2:00. You don't want to miss this one. Many upgrades including new tear off roof in 2017, one unit remodeled to include in 2018 the other remodeled in 2015. Newer furnace, hardwoods, front and back porch, separate utilities. C of O valid thru January 2021. Must allow 24-48 hour notice for tenants.

ⓘ 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 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: $38,064
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$5,088
• Taxable income: $13,591
• Est. tax owed @ 24.0%: −$3,262
• After-tax cash flow: $12,304/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance, including painting the exterior and landscaping, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Sparse and unkempt

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Sparse and unkempt	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+75.1% since first listed

5 events — show timeline

• 2026-04-14 Pending — UNYREIS
• 2026-03-30 Listed $174,900 UNYREIS
• 2019-12-16 Sold (MLS) $105,500 UNYREIS
• 2019-09-06 Pending — UNYREIS
• 2019-09-04 Listed $99,900 UNYREIS