442-444 Maplewood Ave Ave · Rochester, NY 14613

$170,000

6 bd · 2.0 ba · 2,926 sqft · Townhouse public records

Built 1910 5,227 sqft lot Est $158k · 8% over

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Why this score? — see what drove the D+ 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 +20.3/30.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

This Historic Upscale Maplewood Ave Neighborhood Duplex is a Rare Opportunity for Investors. Both Sides are approx 1500 SF and Offer 3 Large Bedrooms, a Full Bath, Private Front Porches, Private Rear and Side Entrances, Off Street Parking, 2 Car Garage and Garage Door Openers, Hardwood Floors, Natural Woodwork, Newer Boilers, Some Newer Windows, Basement and Attic Storage, Separate Utilities, and Much More. With Maplewood and Seneca Parks only a Walk, Jog, or Bike Ride Away, this Location is Prime for the Recreational Enthusiast. Opportunities Such as This are Limited So Call Today!!!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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: 71 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1910 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.01% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $158,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1538 St Paul St	0.40mi	6/2.0	2,912 (-0%)	10mo	$169,900	$58	73
115-117 Electric Ave #115	0.47mi	6/2.0	2,776 (-5%)	13mo	$147,550	$53	59
62 Raines Park	0.49mi	6/2.0	3,236 (+11%)	8mo	$183,000	$57	53
96-98 Gorsline St	0.19mi	5/2.0 (-1)	2,490 (-15%)	13mo	$225,000	$90	50
226-228 Norton St	0.56mi	6/2.0	2,600 (-11%)	8mo	$70,000	$27	49
192-194 Magee Ave	0.37mi	5/3.0 (-1)	2,582 (-12%)	6mo	$170,000	$66	49
18-20 Bryan St	0.59mi	6/2.0	2,688 (-8%)	12mo	$115,000	$43	48
614 Conkey Ave	0.58mi	6/2.0	2,727 (-7%)	22mo	$100,000	$37	43
229 Pullman Ave	0.57mi	5/2.0 (-1)	2,755 (-6%)	20mo	$150,000	$54	42
901 Lake Ave	0.57mi	5/3.0 (-1)	2,624 (-10%)	15mo	$108,000	$41	35
366 Augustine St	0.70mi	5/2.0 (-1)	2,521 (-14%)	8mo	$175,000	$69	33
222-224 Selye Ter	0.73mi	5/2.0 (-1)	2,496 (-15%)	13mo	$127,500	$51	26

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-13,627
• Equity at exit: $25,348

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,076
• Equity at exit: $14,698

Cash invested: $47,600 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$180 /mo · $2,161/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $218

Break-even live

Break-even rent $1,446

Max offer price $170,000

Occupancy floor 82%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-10
   listed $170,000
2. 2026-04-10
   historical
3. 2020-11-09
   soldstatus $149,900
4. 2012-08-31
   soldstatus $90,000
5. 2012-08-10
   soldstatus $90,000 592-char remark

   Show marketing remark (592 chars)

   This Historic Upscale Maplewood Ave Neighborhood Duplex is a Rare Opportunity for Investors. Both Sides are approx 1500 SF and Offer 3 Large Bedrooms, a Full Bath, Private Front Porches, Private Rear and Side Entrances, Off Street Parking, 2 Car Garage and Garage Door Openers, Hardwood Floors, Natural Woodwork, Newer Boilers, Some Newer Windows, Basement and Attic Storage, Separate Utilities, and Much More. With Maplewood and Seneca Parks only a Walk, Jog, or Bike Ride Away, this Location is Prime for the Recreational Enthusiast. Opportunities Such as This are Limited So Call Today!!!

6. 2012-04-16
   listed $94,900 592-char remark

   Show marketing remark (592 chars)

   This Historic Upscale Maplewood Ave Neighborhood Duplex is a Rare Opportunity for Investors. Both Sides are approx 1500 SF and Offer 3 Large Bedrooms, a Full Bath, Private Front Porches, Private Rear and Side Entrances, Off Street Parking, 2 Car Garage and Garage Door Openers, Hardwood Floors, Natural Woodwork, Newer Boilers, Some Newer Windows, Basement and Attic Storage, Separate Utilities, and Much More. With Maplewood and Seneca Parks only a Walk, Jog, or Bike Ride Away, this Location is Prime for the Recreational Enthusiast. Opportunities Such as This are Limited So Call Today!!!

7. 2005-05-25
   soldstatus $83,900

ⓘ 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: $2,161 · $180/mo
• Projected year-2 tax: $2,517 · $210/mo
• Expected delta: +$356/yr (+$30/mo · 16.5%)

ⓘ 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 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: $20,671
• − Mortgage interest: −$9,523
• − Property taxes: −$2,161
• − Insurance: −$850
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,945
• Taxable loss: −$115
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $2,649/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% 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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+102.6% since first listed

7 events — show timeline

• 2026-04-10 Listing Removed — UNYREIS
• 2026-04-10 Listed $170,000 UNYREIS
• 2020-11-09 Sold (Public Records) $149,900 Public Records
• 2012-08-31 Sold (Public Records) $90,000 Public Records
• 2012-08-10 Sold (MLS) $90,000 UNYREIS
• 2012-04-16 Listed $94,900 UNYREIS
• 2005-05-25 Sold (Public Records) $83,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,161 · +0.0% YoY. Source: county tax records.