Real Estate Investing

Looking for real estate investment opportunities in Monroe County, NY? We help investors find profitable rental properties, multi-family homes, and fix-and-flip projects. Whether you’re new to real estate investing or growing your portfolio, we provide expert guidance for long-term success.

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Real Estate Investing

Strategic Real Estate Opportunities in Monroe County, NY

Looking to build wealth through real estate? Whether you’re exploring your first income property or expanding a seasoned portfolio, The Angie Flack Brown Team offers personalized, data-driven support to help you make smart investment moves.

We work with a select group of investors each year—helping them identify and evaluate opportunities like multi-family units (3+ doors), duplexes, and single-family rehabs. From acquisition to resale or long-term rental management, we guide you through every stage with expert insight on cap rates, occupancy ratios, maintenance budgets, and more.

Investor Glossary: Know the Terms That Matter

Cap Rate (Capitalization Rate)
A quick measure of a property’s return potential. It’s the ratio of net operating income (NOI) to purchase price. Higher isn’t always better—it depends on location, risk, and strategy.

Occupancy Ratio
The percentage of units currently rented versus vacant. This number helps forecast cash flow and identify potential turnover issues.

ARV (After Repair Value)
An estimate of what a property will be worth after renovations. Crucial for flippers and rehabbers to understand profit margins.

NOI (Net Operating Income)
The income left after expenses—excluding mortgage payments. Helps calculate performance and determine financing viability.

Maintenance Budget
A realistic projection of ongoing costs for repairs, upgrades, and tenant turnover. Key for setting rent and long-term ROI.

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Meet James Reyes

James R Reyes

Vice President of Sales

James brings a sharp financial mind to every deal. A military veteran and former banker, he’s also an active real estate investor himself—so he knows the numbers, understands the risks, and speaks the language of ROI. His guidance is practical, strategic, and always tailored to your goals.

Call or Text James: (585) 683-2775

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Western NY Snapshot

Smart, stable, and often overlooked.

Median cap rates in Monroe County range from 6–9%, often higher in multi-family properties.
Duplexes and small multi-family (4–20 units) continue to outperform single-family rentals in ROI.
Rochester’s rental occupancy rate remains high at 95%+, driven by stable university, healthcare, and tech sector demand.
Property values in up-and-coming neighborhoods (e.g. Beechwood, 19th Ward) have grown 12–18% over the past 3 years.
Rehab properties priced under $175K offer strong flip margins with modest renovation budgets.

Disclaimer

The data presented on this page is for informational purposes only and is based on publicly available reports, market research, and industry trends as of 2024–2025. Figures are estimates and should not be considered financial advice or a guarantee of investment performance. Always consult with a licensed real estate or financial professional before making investment decisions.

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National Trends

Steady growth. Shifting strategies.

$700+ billion in residential investment property sales occurred in 2023, across all asset classes.
Multi-family remains the top-performing asset class nationally, driven by rising rental demand.
Investors own approximately 1 in 7 U.S. homes—a number expected to grow through 2025.
Markets with strong employment, education, and healthcare anchors (like Rochester) are seeing increased investor attention.
Fix-and-flip activity remains strong, with gross profits averaging $65K per project in Q3 2024.

National Association of Realtors (NAR) – www.nar.realtor
(market trends, investor activity, and multi-family insights)
Greater Rochester Association of Realtors (GRAR) – www.grar.org
(for localized market data, property value trends, and sales reports)

Make Your Next Move Strategic

From cap rates to closing day, we guide investors through every step—turning market insight into smart, strategic decisions.

Connect with James Reyes

Sources

¹ Greater Rochester Association of Realtors (GRAR), 2024 Market Insights — www.grar.org
² Roofstock Investor Trends Report, Q4 2024 — www.roofstock.com/blog
³ ATTOM Home Flipping Report, Q3 2024 — www.attomdata.com
⁴ U.S. Census Bureau, Housing Data — www.census.gov
⁵ National Association of Realtors (NAR), Investor Activity Report — www.nar.realtor