128 Mccall Rd · Rochester, NY 14616

$199,900

4 bd · 2.0 ba · 1,768 sqft · MultiFamily public records · 36 Days on market

Built 1958 6,480 sqft lot $113/sqft · 20% below area Est $251k · 20% under ↓ 50% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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

Rare 2-Property Investment Package Opportunity! Now offering an exceptional package deal featuring two neighboring properties: MLS #R1676101 and MLS #R1676119, creating a 4-unit residential portfolio in a convenient Rochester location. Each parcel features a side-by-side duplex, offering a total of four units across both properties, ideal for investors looking to scale with immediate rental income and long-term upside. 128 McCall Rd is a two-family duplex built in 1958, offering approximately 1,768 sq ft with two units, each providing functional layouts and strong rental potential. The property includes a full basement, forced air heat with gas service, and a detached garage with additional

Key facts

• 2 garage spots
• Built 1958
• Listed 35 days

Property features AI

Finance

• Other: Two separate gas meters and two separate electric meters; Two total residential units; Reported rents: Unit 1 $1,100; Unit 2 $1,120
• Financial info: Owner pays trash collection and water; Operating expenses may include insurance, maintenance, professional management, rent collection, snow removal, utilities, and water/sewer

Exterior

• Parking: Detached or attached garage with 2 garage spaces; Paved parking
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected
• Home design: Two-story building; Residential 2-unit property; Existing structure
• Construction: Poured foundation; Asphalt roof; Copper plumbing; See remarks for additional construction details; Built (existing)
• Exterior features: Corner lot; Irregular residential lot; City street frontage; Lot dimensions approximately 54 x 120

Interior

• Kitchen: Eat-in kitchens in each unit
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

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: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% 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: 112 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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 $6k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1958 — 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: 1.09% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (median comp): $251,208
• List price: $199,900
• Delta: -20.42%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125-127 Mccall Rd	0.03mi	4/3.0	1,900 (+8%)	4mo	$229,000	$121	79

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,330
• Equity at exit: $29,806

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $34,404
• Equity at exit: $17,284

Cash invested: $55,972 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 112
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $457

Break-even live

Break-even rent $1,593

Max offer price $199,900

Occupancy floor 74%

Sensitivity live

Price	-10% $570	-5% $514	+0% $457	+5% $400	+10% $344
Rent	-10% $285	-5% $371	+0% $457	+5% $543	+10% $629
Rate	-1.0pp $558	-0.5pp $508	base $457	+0.5pp $405	+1.0pp $352

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	4d	3	0.46mi
64 Chippendale Rd Rochester, NY	5.0	2.5	1620	$2,400	$1.48	4d	1	1.03mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	12d	1	1.26mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	5d	1	1.35mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	1.39mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	1.40mi

Listing history 10 events

1. 2026-06-10
   days on market $199,900 Active 36 DOM
2. 2026-06-09
   days on market $199,900 Active 35 DOM
3. 2026-06-09
   pricedays on market $199,900 Active 34 DOM
4. 2026-06-07
   days on market $399,900 Active 33 DOM
5. 2026-06-05
   days on market $399,900 Active 30 DOM
6. 2026-06-03
   days on market $399,900 Active 29 DOM
7. 2026-06-03
   days on market $399,900 Active 28 DOM
8. 2026-06-01
   days on market $399,900 Active 27 DOM
9. 2026-05-31
   days on market $399,900 Active 26 DOM
10. 2026-05-05
    listed $399,900 Active 1126-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: $1,524 · $127/mo
• Projected year-2 tax: $2,451 · $204/mo
• Expected delta: +$927/yr (+$77/mo · 60.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $26,059
• − Mortgage interest: −$11,198
• − Property taxes: −$1,524
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$5,815
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $4,919/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): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 2%

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: ▼ -54.14%
• Current HPI: 246.1703
• Rent YoY: —
• 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

-50.0% since first listed

4 events — show timeline

• 2026-06-13 Listing Removed — UNYREIS
• 2026-06-13 Listing Removed — UNYREIS
• 2026-06-08 Price Changed $199,900 UNYREIS
• 2026-05-05 Listed $399,900 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $1,524 · -33.1% YoY. Source: county tax records.