29 Chamberlain St · Rochester, NY 14609

$164,900

3 bd · 2.0 ba · 1,696 sqft · Townhouse public records · 8 Days on market

Built 1920 5,227 sqft lot Est $154k · 7% over

---

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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• Rent growth +4.5/5.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This fully remodeled duplex is ideally located in the heart of the Beechwood neighborhood, offering a turnkey opportunity for both owner-occupants and investors. Each unit features a beautifully updated kitchen with brand-new cabinetry, solid surface countertops, and cohesive modern fixtures and finishes. New luxury vinyl flooring extends throughout both units, enhancing durability and style. The bathrooms have been thoughtfully renovated with new vanities, toilets, and tub surrounds. The second-floor unit includes access to a finished attic, providing valuable additional storage space. Recent capital improvements made in 2026 include a brand-new architectural roof, vinyl siding, thermopane

Key facts

• Remodeled duplex
• Finished attic
• Renovated bathrooms

Tags

• REMODELED DUPLEX
• UPDATED KITCHEN
• NEW LUXURY VINYL FLOORING
• RENOVATED BATHROOMS
• FINISHED ATTIC
• NEW ARCHITECTURAL ROOF

Property features AI

Finance

• Financial info: 2 total units; Separate gas and electric meters for each unit

Exterior

• Parking: Paved driveway with two or more parking spaces
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric
• Home design: 2 stories; Residential 2-unit zoning; Existing construction
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Copper and PEX plumbing
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Ceramic tile; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Ceiling fan(s); Programmable thermostat; Thermal windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $165k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1920 — 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.00%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $154,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Cedarwood Ter	0.29mi	3/2.0	1,648 (-3%)	6mo	$150,000	$91	77
1407 E Main St	0.11mi	3/2.5	1,664 (-2%)	22mo	$81,000	$49	72
45 Bowman St	0.40mi	4/2.0 (+1)	1,610 (-5%)	1mo	$200,000	$124	67
336 Melville St	0.52mi	3/2.0	1,552 (-8%)	4mo	$170,000	$110	59
250 Anderson Ave	0.38mi	4/2.0 (+1)	1,634 (-4%)	15mo	$170,000	$104	59
254 Anderson Ave #254	0.38mi	4/2.0 (+1)	1,634 (-4%)	15mo	$170,000	$104	58
520 Hayward Ave	0.10mi	2/2.0 (-1)	1,498 (-12%)	19mo	$115,000	$77	55
851 Bay St	0.69mi	3/2.0	1,767 (+4%)	8mo	$156,000	$88	54
28 5th St	0.53mi	4/2.0 (+1)	1,854 (+9%)	4mo	$99,900	$54	51
752 Garson Ave	0.48mi	3/2.0	1,523 (-10%)	15mo	$165,000	$108	48
1605 E Main St	0.42mi	4/2.0 (+1)	1,926 (+14%)	19mo	$122,500	$64	37
134 Bowman St	0.47mi	4/2.0 (+1)	1,904 (+12%)	19mo	$140,000	$74	36

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: 7.8%
• Equity multiple: 1.32×
• Total profit: $14,789
• Equity at exit: $24,587

10-year hold

• IRR: 20.6%
• Equity multiple: 3.12×
• Total profit: $97,768
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$865
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $500

Break-even live

Break-even rent $1,250

Max offer price $164,900

Occupancy floor 68%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.27mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.27mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.27mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.47mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.55mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	2d	12	0.59mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	0.60mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.65mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	0.67mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.73mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.73mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.78mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	0.80mi
15 Vick Park B Unit A Rochester, NY	2.0	1.5	1616	$2,350	$1.45	23d	1	0.82mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	14d	1	0.88mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	23d	1	0.93mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.95mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.95mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	0.95mi
260 Oxford St Unit UP Rochester, NY	2.0	1.0	1850	$2,600	$1.41	43d	1	0.96mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.99mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	2d	15	1.04mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.08mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	1.14mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	43d	1	1.14mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	43d	1	1.19mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	43d	1	1.21mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.25mi
500 Oxford St #1 Rochester, NY	2.0	2.0	1400	$1,800	$1.29	43d	1	1.30mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	1.37mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.39mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.40mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.43mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.44mi
30 Boardman St #1 Rochester, NY	2.0	1.0	1050	$1,600	$1.52	43d	1	1.45mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.47mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	1.48mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	2d	1	1.50mi
948 Monroe Ave Rochester, NY	3.0	1.0	1200	$1,850	$1.54	10d	1	1.50mi

Listing history 7 events

1. 2026-06-05
   status $164,900 Pending 8 DOM
2. 2026-06-03
   days on market $164,900 Active 8 DOM
3. 2026-06-03
   days on market $164,900 Active 7 DOM
4. 2026-06-01
   days on market $164,900 Active 6 DOM
5. 2026-05-31
   days on market $164,900 Active 5 DOM
6. 2026-05-26
   listed $164,900 Active
7. 2006-11-01
   soldstatus $32,000

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$1,071/yr (+$89/mo · 166.4%)

ⓘ 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: $22,592
• − Mortgage interest: −$9,237
• − Property taxes: −$644
• − Insurance: −$824
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$4,797
• Taxable income: $3,474
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $5,168/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): 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

+415.3% since first listed

2 events — show timeline

• 2026-05-26 Listed $164,900 UNYREIS
• 2006-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $644 · +0.0% YoY. Source: county tax records.