415 Wilder St · Rochester, NY 14611

$59,900

4 bd · 2.0 ba · 1,782 sqft · MultiFamily public records · 10 Days on market

Built 1910 6,600 sqft lot $34/sqft · 48% below area Est $115k · 48% under

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Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Priced to sell!!! Popular rental area, always occupied, great money maker! 1 newer hot water tank, newer PVC drain pipe, newer vinyl replacement windows on the first floor, back unit has a one car garage. New tear off porch roof. 24-48 hours notice to show. Do not wait!

Key facts

• Separate utilities
• Private back yard
• Close to bus line

Tags

• PRIVATE BACK YARD
• SEPARATE UTILITIES
• GARAGE FOR ADDITIONAL STORAGE
• CLOSE TO BUS LINE
• CLOSE TO EXPRESSWAY
• CLOSE TO MANY AMENITIES

Property features AI

Finance

• Financial info: Gross income reported as $19,800; One unit currently leased (lease expires February 28, 2027); One unit is month-to-month; Owner pays grounds care, garage, and trash collection; Rent includes gardener, parking, and trash collection; Operating expense details: see remarks

Exterior

• Parking: Has garage (1.5 spaces); Gravel parking; Common parking areas; Two or more parking spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story building; Vinyl siding; Resale property
• Construction: Built (existing); Asphalt roof; Vinyl siding; Copper plumbing; Block foundation
• Exterior features: Covered porch and enclosed porch; Awning(s); Private yard; Partial fencing; Fence; Porch; See remarks

Interior

• Kitchen: Each unit has an eat-in kitchen with a dining area and kitchen
• Bedrooms: Two 2-bedroom units (each unit includes bedrooms)
• Flooring: Hardwood flooring; Resilient flooring; Vinyl flooring; Varied flooring types
• Bathrooms: Two full bathrooms total (one full bathroom in each unit)
• Heating & cooling: Gas heating; Forced air; Radiator heat
• Interior features: Thermal windows; Programmable thermostat
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $979/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Cap rate 45.5% 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 (+6.4%/yr); 78 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $2,978/mo this rent would consume 114% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 (-2.9% appreciation + 6.4% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $30k; list at $60k implies a 100% 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 $59,900

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 1910 — 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: 4.97% ✓
• Cap rate: 45.52%
• Cash-on-cash: 140.11%
• DSCR: 7.23
• GRM: 1.7

CMA / ARV

• ARV (median comp): $115,100
• List price: $59,900
• Delta: -47.96%
• 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 Masseth St	0.37mi	5/2.0 (+1)	1,760 (-1%)	10mo	$130,000	$74	67
9 Lasalle St	0.53mi	5/2.0 (+1)	1,871 (+5%)	6mo	$90,000	$48	57
177 Clifton St	0.60mi	5/3.0 (+1)	1,768 (-1%)	6mo	$75,000	$42	56
98 Lime St	0.41mi	4/2.0	1,978 (+11%)	10mo	$125,000	$63	54
70 Walnut St	0.55mi	4/2.0	1,641 (-8%)	10mo	$70,000	$43	53
372 Hague St	0.35mi	4/2.0	1,554 (-13%)	14mo	$145,000	$93	51
706 W Broad St	0.69mi	5/2.0 (+1)	1,628 (-9%)	2mo	$157,000	$96	47
505 Child St	0.43mi	5/2.0 (+1)	1,539 (-14%)	7mo	$90,000	$58	47
7 Terry St	0.54mi	5/2.0 (+1)	1,828 (+3%)	23mo	$165,000	$90	46
30 Woodbine Ave	0.72mi	3/2.0 (-1)	2,000 (+12%)	8mo	$140,000	$70	35
367 Troup St	0.62mi	3/3.0 (-1)	2,000 (+12%)	17mo	$55,000	$28	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.49×
• Total profit: $125,658
• Equity at exit: $9,114

10-year hold

• IRR: —
• Equity multiple: 19.85×
• Total profit: $316,209
• Equity at exit: $5,494

Cash invested: $16,772 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,978 high
• Mortgage (P&I): −$314
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,958

Break-even live

Break-even rent $499

Max offer price $59,900

Occupancy floor 29%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,978
Total (2 units)			$2,978

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.25mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	21d	1	0.25mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	14d	1	0.58mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	44d	1	0.80mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	44d	1	0.81mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	14d	1	0.83mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	10d	1	0.93mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	21d	1	1.03mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	44d	1	1.05mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	14d	1	1.19mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.26mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	3d	1	1.38mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	1.41mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	3d	1	1.49mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	44d	1	1.49mi

Listing history 5 events

1. 2026-05-12
   listed $59,900 Active 401-char remark
2. 2015-11-02
   soldstatus $30,000 Closed Sale or Rented 270-char remark

   Show marketing remark (270 chars)

   Priced to sell!!! Popular rental area, always occupied, great money maker! 1 newer hot water tank, newer PVC drain pipe, newer vinyl replacement windows on the first floor, back unit has a one car garage. New tear off porch roof. 24-48 hours notice to show. Do not wait!

3. 2015-10-22
   soldstatus $28,000
4. 2015-06-19
   listed $36,900 270-char remark

   Show marketing remark (270 chars)

   Priced to sell!!! Popular rental area, always occupied, great money maker! 1 newer hot water tank, newer PVC drain pipe, newer vinyl replacement windows on the first floor, back unit has a one car garage. New tear off porch roof. 24-48 hours notice to show. Do not wait!

5. 2012-02-10
   soldstatus $11,500

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$174/yr (+$15/mo · 26.3%)

ⓘ 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: $35,736
• − Mortgage interest: −$3,355
• − Property taxes: −$664
• − Insurance: −$300
• − Repairs & maintenance: −$2,859
• − Management: −$2,859
• − Depreciation: −$1,743
• Taxable income: $23,957
• Est. tax owed @ 24.0%: −$5,750
• After-tax cash flow: $17,749/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+420.9% since first listed

6 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-12 Listed $59,900 UNYREIS
• 2015-11-02 Sold (MLS) $30,000 UNYREIS
• 2015-10-22 Sold (Public Records) $28,000 Public Records
• 2015-06-19 Listed $36,900 UNYREIS
• 2012-02-10 Sold (Public Records) $11,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $664 · -19.2% YoY. Source: county tax records.