239 Hamilton St · Rochester, NY 14620

$279,999

20 bd · 16.0 ba · 3,168 sqft · MultiFamily public records · 21 Days on market

Built 1920 5,448 sqft lot

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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
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This is a wonderful opportunity to own a South Wedge Four Family at a great price! Rents are well below market and always rented! Buy this property and push the rents higher. Ideal for owner occupant; tenants pay your mortgage. This property is low overhead and has all separate utilities. 239 Hamilton Street sports an amazing location; is a short distance to South Avenue and Swillburg retail. Call now to reserve your appointment while this property lasts.

Key facts

• Strong rental demand
• 4-unit multifamily
• Forced air heat

Tags

• 4-UNIT MULTIFAMILY
• OFF-STREET PARKING
• FORCED AIR HEAT
• LOW-MAINTENANCE EXTERIOR
• STRONG RENTAL DEMAND
• TURNKEY INVESTMENT

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $5k ($64k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.1% 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 (+1.2%/yr); 74 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $8,918/mo this rent would consume 173% of the median local household income ($62k/yr) (locally 2013% 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 $8k 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 + 1.2% rent growth), your $78k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $125k; list at $280k implies a 124% 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 $275,799 (1.5% below list)

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 1920 — 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: 3.19% ✓
• Cap rate: 29.09%
• Cash-on-cash: 81.40%
• DSCR: 4.62
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 79.6%
• Equity multiple: 4.54×
• Total profit: $277,497
• Equity at exit: $41,749

10-year hold

• IRR: 82.7%
• Equity multiple: 8.84×
• Total profit: $615,037
• Equity at exit: $24,209

Cash invested: $78,400 (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 14620

• Home prices YoY: -20.1%
• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $8,918 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,873
• Net cashflow: $5,318

Break-even live

Break-even rent $2,186

Max offer price $279,999

Occupancy floor 35%

Sensitivity live

Price	-10% $5,477	-5% $5,398	+0% $5,318	+5% $5,239	+10% $5,160
Rent	-10% $4,614	-5% $4,966	+0% $5,318	+5% $5,671	+10% $6,023
Rate	-1.0pp $5,459	-0.5pp $5,390	base $5,318	+0.5pp $5,246	+1.0pp $5,172

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$8,920
Total (4 units)			$8,918

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-03-23
   listed $279,999 Active
3. 2022-06-22
   price $725
4. 2016-07-13
   soldstatus $125,000
5. 2016-07-08
   status Pending Sale 461-char remark

   Show marketing remark (461 chars)

   This is a wonderful opportunity to own a South Wedge Four Family at a great price! Rents are well below market and always rented! Buy this property and push the rents higher. Ideal for owner occupant; tenants pay your mortgage. This property is low overhead and has all separate utilities. 239 Hamilton Street sports an amazing location; is a short distance to South Avenue and Swillburg retail. Call now to reserve your appointment while this property lasts.

6. 2016-07-08
   soldstatus $125,000 Closed Sale or Rented 461-char remark

   Show marketing remark (461 chars)

   This is a wonderful opportunity to own a South Wedge Four Family at a great price! Rents are well below market and always rented! Buy this property and push the rents higher. Ideal for owner occupant; tenants pay your mortgage. This property is low overhead and has all separate utilities. 239 Hamilton Street sports an amazing location; is a short distance to South Avenue and Swillburg retail. Call now to reserve your appointment while this property lasts.

7. 2016-02-15
   listed $149,900 Active 461-char remark

   Show marketing remark (461 chars)

   This is a wonderful opportunity to own a South Wedge Four Family at a great price! Rents are well below market and always rented! Buy this property and push the rents higher. Ideal for owner occupant; tenants pay your mortgage. This property is low overhead and has all separate utilities. 239 Hamilton Street sports an amazing location; is a short distance to South Avenue and Swillburg retail. Call now to reserve your appointment while this property lasts.

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $3,217 · $268/mo
• Expected delta: +$1,515/yr (+$126/mo · 89.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $107,016
• − Mortgage interest: −$15,684
• − Property taxes: −$1,702
• − Insurance: −$1,400
• − Repairs & maintenance: −$8,561
• − Management: −$8,561
• − Depreciation: −$8,145
• Taxable income: $62,962
• Est. tax owed @ 24.0%: −$15,111
• After-tax cash flow: $48,710/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): 23,769
• Household income: $61,783
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2013.0

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 12% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 3%

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: ▼ -84.77%
• Current HPI: 337.6917
• Rent YoY: ▲ 1.20%
• 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

+86.8% since first listed

7 events — show timeline

• 2026-04-13 Pending — UNYREIS
• 2026-03-23 Listed $279,999 UNYREIS
• 2022-06-22 Price Changed $725 RENT.
• 2016-07-13 Sold (Public Records) $125,000 Public Records
• 2016-07-08 Pending — UNYREIS
• 2016-07-08 Sold (MLS) $125,000 UNYREIS
• 2016-02-15 Listed $149,900 UNYREIS

Property tax history

+5.0%/yr

Latest (2025): $1,702 · +0.0% YoY. Source: county tax records.