177 Wilder St · Rochester, NY 14611

$62,600

3 bd · 2.0 ba · 1,250 sqft · MultiFamily public records · 13 Days on market

Built 1868 6,534 sqft lot $50/sqft · 54% below area

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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
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

2 units total - down apt. 2 bd. 1 ba. rents for $425 cash. Up apt. 1bd. 1ba rents for $395 cash. Both units are occupied.

Key facts

• 6,534 sq ft lot
• Built 1868
• Listed 13 days

Property features AI

Finance

• Other: Two total units with separate gas and electric meters
• Financial info: Owner pays water; tenants pay all other utilities; Operating expenses may include accounting, advertising, insurance, legal, maintenance, rent processing, and water/sewer

Exterior

• Parking: Gravel parking; no driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-unit property; Resale condition
• Construction: Wood siding construction
• Exterior features: Covered porch

Interior

• Kitchen: Eat-in kitchens in both units
• Bedrooms: Two-bedroom unit (includes eat-in kitchen); One-bedroom unit (includes eat-in kitchen)
• Flooring: Hardwood; Varies
• Bathrooms: Two full bathrooms total (each unit has one full bathroom)
• Heating & cooling: Gas heating with baseboard and forced air options
• Interior features: Hardwood and varied flooring; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $63k.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Cap rate 23.7% 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: School 17-Enrico Fermi (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 644 students, 92% 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 (+6.4%/yr); 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,647/mo this rent would consume 63% 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 $433 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $16k; list at $63k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,600

Questions for the listing agent

1. Built in 1868 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.63% ✓
• Cap rate: 23.73%
• Cash-on-cash: 62.29%
• DSCR: 3.77
• GRM: 3.2

CMA / ARV

• ARV (median comp): $136,202
• List price: $62,600
• Delta: -54.04%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 65.0%
• Equity multiple: 4.07×
• Total profit: $53,758
• Equity at exit: $9,525

10-year hold

• IRR: 70.3%
• Equity multiple: 9.38×
• Total profit: $146,971
• Equity at exit: $5,742

Cash invested: $17,528 (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: 80
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$328
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $910

Break-even live

Break-even rent $495

Max offer price $62,600

Occupancy floor 40%

Sensitivity live

Price	-10% $945	-5% $928	+0% $910	+5% $892	+10% $874
Rent	-10% $780	-5% $845	+0% $910	+5% $975	+10% $1,040
Rate	-1.0pp $941	-0.5pp $926	base $910	+0.5pp $894	+1.0pp $877

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: $15,650
• Closing costs: $1,878
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Jay St Rochester, NY	3.0	1.0	1193	$1,250	$1.05	21d	1	0.31mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	5d	1	0.33mi
710-712 Jay St Unit 3 Rochester, NY	2.0	1.0	1252	$895	$0.71	46d	1	0.42mi
385 Ames St Rochester, NY	3.0	1.5	1738	$1,500	$0.86	23d	1	0.58mi
478 Tremont St Rochester, NY	3.0	2.0	1424	$1,500	$1.05	46d	1	0.60mi
91 Reynolds St Unit 6 Rochester, NY	2.0	1.0	900	$1,100	$1.22	46d	1	0.61mi
165 Atkinson St #6 Rochester, NY	2.0	1.0	925	$1,150	$1.24	26d	1	0.67mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	46d	1	0.70mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	46d	1	0.71mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	17d	1	0.74mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	46d	1	0.76mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	46d	1	0.81mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	46d	1	0.82mi
48 Thorndale Ter Rochester, NY	4.0	1.5	1700	$1,400	$0.82	17d	1	0.83mi
193 Reynolds St Rochester, NY	3.0	1.5	1342	$1,800	$1.34	23d	1	0.83mi
42 S Washington St Unit 401 Rochester, NY	2.0	2.0	1298	$2,300	$1.77	26d	1	0.89mi
42 S Washington St Rochester, NY	2.0	2.0	1298	$2,300	$1.77	46d	1	0.89mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	17d	1	0.90mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	46d	1	0.92mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	13d	2	0.95mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	5d	8	0.98mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	46d	1	1.00mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	23d	1	1.04mi
249 1/2 Columbia Ave #249 Rochester, NY	3.0	1.0	1600	$1,300	$0.81	17d	1	1.04mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	46d	1	1.06mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	5d	28	1.06mi
161 Fillmore St Rochester, NY	4.0	2.0	1612	$1,400	$0.87	17d	1	1.08mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	26d	1	1.18mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	46d	1	1.18mi
290 Exchange Blvd Rochester, NY	2.0	1.0–2.0	892	$2,102	$2.36	5d	15	1.20mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	5d	3	1.21mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	21d	1	1.24mi
108 Wetmore Park Rochester, NY	3.0	2.0	1278	$1,900	$1.49	13d	1	1.26mi
102 Court St Rochester, NY	1.0–2.0	1.0–2.0	952	$2,570	$2.70	5d	11	1.29mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	17d	1	1.30mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	13d	28	1.31mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	5d	1	1.39mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	5d	14	1.40mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	5d	8	1.44mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	46d	1	1.46mi

Listing history 6 events

1. 2026-05-06
   status Pending 461-char remark
2. 2026-04-22
   listed $62,600 Active 461-char remark
3. 2013-09-20
   soldstatus $16,000
4. 2013-09-13
   soldstatus $16,000 121-char remark

   Show marketing remark (121 chars)

   2 units total - down apt. 2 bd. 1 ba. rents for $425 cash. Up apt. 1bd. 1ba rents for $395 cash. Both units are occupied.

5. 2013-02-27
   listed $20,900 121-char remark

   Show marketing remark (121 chars)

   2 units total - down apt. 2 bd. 1 ba. rents for $425 cash. Up apt. 1bd. 1ba rents for $395 cash. Both units are occupied.

6. 2004-11-15
   soldstatus $55,000

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $750 · $63/mo
• Expected delta: +$308/yr (+$26/mo · 69.5%)

ⓘ 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: $19,764
• − Mortgage interest: −$3,507
• − Property taxes: −$443
• − Insurance: −$313
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$1,821
• Taxable income: $10,518
• Est. tax owed @ 24.0%: −$2,524
• After-tax cash flow: $8,394/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

+13.8% since first listed

6 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-22 Listed $62,600 UNYREIS
• 2013-09-20 Sold (Public Records) $16,000 Public Records
• 2013-09-13 Sold (MLS) $16,000 UNYREIS
• 2013-02-27 Listed $20,900 UNYREIS
• 2004-11-15 Sold (Public Records) $55,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $443 · -11.1% YoY. Source: county tax records.