5361 Lake Rd S · Brockport, NY 14420

$249,900

6 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 38 Days on market

Built 1920 0.64 ac lot Est $251k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.6/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 5361 Lake Rd South - a lucrative duplex offering an excellent investment opportunity. This highly profitable property boasts stable rental income from day one. Both units include in-unit laundry and separate utilities for ease of management. COMPLETELY updated from laminate flooring to freshly painted walls to vinyl windows with maintenance free exterior of aluminum siding and metal roof . .. your investment is ready to rent - worry free!! Ample outdoor parking is hassle free. Situated in a prime location near 531 Expressway and Rt 490, residents will have easy commute to points east and west. Also close to Strong/Lakeside Hospital and SUNY Brockport. Groups showings will be offered at convenience of tenants. Whether an experienced investor or 1st time buyer, this property promises long-term financial success.

Key facts

• Durable metal roof
• Separate utilities
• In unit laundry

Tags

• 2 UNIT UPPER AND LOWER
• IN UNIT LAUNDRY
• SEPARATE UTILITIES
• UPDATED VINYL WINDOWS
• DURABLE METAL ROOF
• AMPLE OUTDOOR PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $521/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.1% in Brockport — 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 73/100 on livability (#313 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,674/mo this rent would consume 58% of the median local household income ($76k/yr) (locally 472% 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 $2k of loan paydown is wiped out by about $7k 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 + 2.7% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $200k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.47% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $250,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5361 Lake Rd S	0.00mi	6/2.0	2,160 (0%)	1mo	$250,000	$116	99

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $24,995
• Equity at exit: $37,261

10-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $103,592
• Equity at exit: $21,607

Cash invested: $69,972 (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 14420

• Home prices YoY: -10.6%
• Rents YoY: 2.7%
• Active inventory: 79
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,674 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$446 /mo · $5,346/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $1,042

Break-even live

Break-even rent $2,355

Max offer price $249,900

Occupancy floor 67%

Sensitivity live

Price	-10% $1,184	-5% $1,113	+0% $1,042	+5% $972	+10% $901
Rent	-10% $752	-5% $897	+0% $1,042	+5% $1,187	+10% $1,333
Rate	-1.0pp $1,168	-0.5pp $1,106	base $1,042	+0.5pp $978	+1.0pp $912

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,674
Total (2 units)			$3,674

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-19
   historical Active Under Contract
2. 2026-04-17
   listed $249,900 Active
3. 2026-03-25
   historical
4. 2026-03-19
   historical
5. 2026-03-17
   historical
6. 2026-03-17
   historical
7. 2026-03-16
   listed $249,900 Active
8. 2023-11-14
   soldstatus $200,000
9. 2023-11-13
   soldstatus $200,000 Closed Sale or Rented 834-char remark

   Show marketing remark (834 chars)

   Welcome to 5361 Lake Rd South - a lucrative duplex offering an excellent investment opportunity. This highly profitable property boasts stable rental income from day one. Both units include in-unit laundry and separate utilities for ease of management. COMPLETELY updated from laminate flooring to freshly painted walls to vinyl windows with maintenance free exterior of aluminum siding and metal roof . .. your investment is ready to rent - worry free!! Ample outdoor parking is hassle free. Situated in a prime location near 531 Expressway and Rt 490, residents will have easy commute to points east and west. Also close to Strong/Lakeside Hospital and SUNY Brockport. Groups showings will be offered at convenience of tenants. Whether an experienced investor or 1st time buyer, this property promises long-term financial success.

10. 2023-09-27
    status Under Contract- Do Not Show 834-char remark

    Show marketing remark (834 chars)

    Welcome to 5361 Lake Rd South - a lucrative duplex offering an excellent investment opportunity. This highly profitable property boasts stable rental income from day one. Both units include in-unit laundry and separate utilities for ease of management. COMPLETELY updated from laminate flooring to freshly painted walls to vinyl windows with maintenance free exterior of aluminum siding and metal roof . .. your investment is ready to rent - worry free!! Ample outdoor parking is hassle free. Situated in a prime location near 531 Expressway and Rt 490, residents will have easy commute to points east and west. Also close to Strong/Lakeside Hospital and SUNY Brockport. Groups showings will be offered at convenience of tenants. Whether an experienced investor or 1st time buyer, this property promises long-term financial success.

11. 2023-09-13
    listed $215,000 Active 834-char remark

    Show marketing remark (834 chars)

    Welcome to 5361 Lake Rd South - a lucrative duplex offering an excellent investment opportunity. This highly profitable property boasts stable rental income from day one. Both units include in-unit laundry and separate utilities for ease of management. COMPLETELY updated from laminate flooring to freshly painted walls to vinyl windows with maintenance free exterior of aluminum siding and metal roof . .. your investment is ready to rent - worry free!! Ample outdoor parking is hassle free. Situated in a prime location near 531 Expressway and Rt 490, residents will have easy commute to points east and west. Also close to Strong/Lakeside Hospital and SUNY Brockport. Groups showings will be offered at convenience of tenants. Whether an experienced investor or 1st time buyer, this property promises long-term financial success.

12. 2018-01-11
    soldstatus $27,900 Closed Sale or Rented
13. 2017-12-15
    status Pending Sale
14. 2017-11-07
    price $34,900
15. 2017-10-08
    listed $39,900 Active
16. 2017-10-06
    historical
17. 2017-09-06
    price $48,000
18. 2017-08-06
    listed $54,900 Active

ⓘ 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: $5,346 · $446/mo
• Projected year-2 tax: $5,346 · $446/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $44,088
• − Mortgage interest: −$13,998
• − Property taxes: −$5,346
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − Depreciation: −$7,270
• Taxable income: $9,170
• Est. tax owed @ 24.0%: −$2,201
• After-tax cash flow: $10,307/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: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Brockport

• Score: 73/100
• State rank: #313
• US rank: #5216

Category grades

Amenities F Commute F Cost of living A Crime F Employment D+ Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 20,375
• Metro: Rochester, NY
• Population (ZIP): 20,375
• Household income: $75,577
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 472.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -31.08%
• Current HPI: 261.3695
• Rent YoY: ▲ 2.72%
• 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

+355.2% since first listed

18 events — show timeline

• 2026-04-19 Contingent — UNYREIS
• 2026-04-17 Listed $249,900 UNYREIS
• 2026-03-25 Listing Removed — UNYREIS
• 2026-03-19 Listing Removed — UNYREIS
• 2026-03-17 Listing Removed — UNYREIS
• 2026-03-17 Listing Removed — UNYREIS
• 2026-03-16 Listed $249,900 UNYREIS
• 2023-11-14 Sold (Public Records) $200,000 Public Records
• 2023-11-13 Sold (MLS) $200,000 UNYREIS
• 2023-09-27 Pending — UNYREIS
• 2023-09-13 Listed $215,000 UNYREIS
• 2018-01-11 Sold (MLS) $27,900 UNYREIS
• 2017-12-15 Pending — UNYREIS
• 2017-11-07 Price Changed $34,900 UNYREIS
• 2017-10-08 Listed $39,900 UNYREIS
• 2017-10-06 Listing Removed — UNYREIS
• 2017-09-06 Price Changed $48,000 UNYREIS
• 2017-08-06 Listed $54,900 UNYREIS

Property tax history

+6.4%/yr

Latest (2025): $5,346 · +0.4% YoY. Source: county tax records.