2125 Baird Rd · East Rochester, NY 14526

$335,000

4 bd · 3.0 ba · 2,150 sqft · MultiFamily public records · 16 Days on market

Built 1965 0.53 ac lot $156/sqft · 47% below area Est $626k · 47% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +6.8/10.0
• 1% rule +4.8/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• 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

Here it is! great side by side duplex . Vinyl sided , newer vinyl replacement windows. ( maintenance free) all separate utilities , new high efficiency furnace and AC , upgraded electric panel-breakers . basmnt glass block windows. Newer stainless appliances , including dishwashers . updated baths . new entry & storm doors, separate garages with electric garage door openers for each tenant. beautiful private setting. fabulous Long term tenants . one unit is m/m the other expires 6-30-26. Delayed showings due to tenants till 4-30, delayed negotiations till 5-4 @ 10am

Key facts

• Vinyl sided
• Separate utilities
• Glass block windows

Tags

• SIDE BY SIDE DUPLEX
• VINYL SIDED
• SEPARATE UTILITIES
• HIGH EFFICIENCY FURNACE
• UPGRADED ELECTRIC PANEL
• GLASS BLOCK WINDOWS

Property features AI

Finance

• Financial info: Owner pays grounds care, garage, snow removal, trash collection, and water; Rent includes gardener, parking, snow removal, trash collection, and water; Operating expenses include snow removal, trash, and water/sewer (for multi-unit)

Exterior

• Parking: Paved parking; 2-car garage with garage door opener; Additional parking available
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2 stories; Resale property; Residential 2-unit zoning
• Construction: Asphalt shingle roof; Vinyl siding; Copper plumbing; Attic/crawl hatchway(s) insulated; Existing (previously built)
• Exterior features: Patio; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Thermal windows; Full basement
• Laundry & utility: Washer hookup; Gas water heater

🏷️ Possibly a rental listed for sale. The $335,000 price doesn't fit this home's estimated sale value (~$626,299) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $1 ($8/yr) — positive. Per door: $0/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (1.9% below list).
• Recommended offer: $328k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in East 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 78/100 on livability (#155 in NY, #2,400 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime D.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 113 active listings in the ZIP; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 33% of the median local income ($119k/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 $2k of loan paydown is wiped out by about $10k 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 16 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $172k; list at $335k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $328,500 (1.9% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D 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: 0.98% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 8.5

CMA / ARV

• ARV (median comp): $626,299
• List price: $335,000
• Delta: -46.51%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1854 Penfield Rd	0.49mi	4/4.0	2,375 (+10%)	0mo	$375,000	$158	55
1854 Penfield Rd	0.49mi	4/4.0	2,375 (+10%)	18mo	$331,000	$139	41

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-54,021
• Equity at exit: $49,950

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-46,087
• Equity at exit: $28,965

Cash invested: $93,800 (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 14526

• Active inventory: 113
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,285 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$698 /mo · $8,378/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $1

Break-even live

Break-even rent $3,284

Max offer price $335,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,284
Total (2 units)			$3,285

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   days on market $335,000 Pending 16 DOM
2. 2026-05-12
   status Pending 579-char remark
3. 2026-05-06
   historical Active Under Contract 579-char remark
4. 2026-04-28
   listed $335,000 Active 579-char remark
5. 2009-10-30
   soldstatus $172,500
6. 2007-01-29
   soldstatus $170,000

ⓘ 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: $8,378 · $698/mo
• Projected year-2 tax: $8,378 · $698/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $39,420
• − Mortgage interest: −$18,765
• − Property taxes: −$8,378
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,154
• − Management: −$3,154
• − Depreciation: −$9,745
• Taxable loss: −$5,450
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $1,316/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — East Rochester

• Score: 78/100
• State rank: #155
• US rank: #2400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 7,529
• Metro: Rochester, NY
• Population (ZIP): 19,629
• Household income: $118,777
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 234.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 2%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -149.19%
• Current HPI: 271.8476
• 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

+97.1% since first listed

7 events — show timeline

• 2026-06-07 Pending — UNYREIS
• 2026-06-04 Contingent — UNYREIS
• 2026-05-12 Pending — UNYREIS
• 2026-05-06 Contingent — UNYREIS
• 2026-04-28 Listed $335,000 UNYREIS
• 2009-10-30 Sold (Public Records) $172,500 Public Records
• 2007-01-29 Sold (Public Records) $170,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $8,378 · +5.3% YoY. Source: county tax records.