2095 Baird Rd · East Rochester, NY 14526

$199,900

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 44 Days on market

Built 1823 0.49 ac lot $120/sqft · 39% below area Est $329k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +6.8/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is being offer at a ridiculous price of 79,900

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1823

Property features AI

Finance

• Other: Lot is approximately 0.49 acres (dimensions 219 x 115); Lot is rectangular and near public transit; Main thoroughfare road frontage

Exterior

• Parking: Detached garage; Driveway; 2-car garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Asphalt/membrane/rubber roof; Stone foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Built-in range; Built-in oven; Range hood; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Den; Eat-in kitchen; Pantry; Thermal windows
• Laundry & utility: Main level laundry; Gas water heater; Sump pump (basement crawl space)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (8.1% below list).
• Recommended offer: $163k (18.4% below list) — sets the bar for cash-flow.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $6k 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 44 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $79k; list at $200k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1823 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,107 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1823 — 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. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 9.1

CMA / ARV

• ARV (median comp): $328,971
• List price: $199,900
• Delta: -39.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Abbotswood Cres	0.12mi	3/2.0	1,726 (+4%)	3mo	$600,000	$348	81
10 Peachtree Rd	0.30mi	3/2.0	1,639 (-1%)	6mo	$250,000	$153	75
12 Meadow View Dr	0.28mi	4/2.0 (+1)	1,624 (-2%)	4mo	$265,000	$163	71
4 Putting Green Ln	0.66mi	3/1.5	1,599 (-4%)	1mo	$415,000	$260	60
191 Henderson Dr	0.36mi	3/1.5	1,443 (-13%)	7mo	$322,001	$223	54
843 Harmon Rd	0.68mi	3/2.0	1,696 (+2%)	9mo	$290,000	$171	53
917 Whalen Rd	0.71mi	4/2.0 (+1)	1,708 (+3%)	10mo	$275,000	$161	45
59 Willow Pond Way	0.51mi	4/2.0 (+1)	1,806 (+9%)	11mo	$400,000	$221	43
2143 Five Mile Line Rd	0.66mi	3/2.5	1,828 (+10%)	11mo	$370,000	$202	38
6 Devonshire Dr	0.59mi	4/2.0 (+1)	1,866 (+12%)	7mo	$440,000	$236	36
2096 Penfield Rd	0.72mi	3/1.0	1,876 (+13%)	11mo	$150,000	$80	36
46 Country Ln	0.72mi	2/1.5 (-1)	1,428 (-14%)	1mo	$335,500	$235	35

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-45,459
• Equity at exit: $29,806

10-year hold

• IRR: -18.3%
• Equity multiple: 0.00×
• Total profit: $-55,861
• Equity at exit: $17,284

Cash invested: $55,972 (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 14526

• Active inventory: 113
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$527 /mo · $6,330/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-208

Break-even live

Break-even rent $2,100

Max offer price $163,107

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Garfield Ave East Rochester, NY	3.0	1.0	1228	$2,000	$1.63	2d	1	1.21mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	44d	1	1.40mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	23d	1	1.41mi
351 Penbrooke Dr Penfield, NY	1.0–4.0	1.0–1.5	825	$2,282	$2.77	2d	19	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 44 DOM
2. 2026-06-17
   days on market $199,900 Active 43 DOM
3. 2026-06-16
   days on market $199,900 Active 42 DOM
4. 2026-06-15
   days on market $199,900 Active 41 DOM
5. 2026-06-13
   days on market $199,900 Active 39 DOM
6. 2026-06-10
   days on market $199,900 Active 36 DOM
7. 2026-06-09
   days on market $199,900 Active 35 DOM
8. 2026-06-09
   days on market $199,900 Active 34 DOM
9. 2026-06-07
   days on market $199,900 Active 33 DOM
10. 2026-06-03
    days on market $199,900 Active 29 DOM
11. 2026-06-03
    days on market $199,900 Active 28 DOM
12. 2026-06-01
    days on market $199,900 Active 27 DOM
13. 2026-05-31
    days on market $199,900 Active 26 DOM
14. 2026-05-05
    listed $199,900 Active 1081-char remark
15. 2013-02-04
    soldstatus $78,900 51-char remark

    Show marketing remark (51 chars)

    Home is being offer at a ridiculous price of 79,900

16. 2013-01-29
    soldstatus $78,900
17. 2012-07-02
    listed $79,900 51-char remark

    Show marketing remark (51 chars)

    Home is being offer at a ridiculous price of 79,900

ⓘ 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: $6,330 · $527/mo
• Projected year-2 tax: $6,330 · $527/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 · 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: $22,037
• − Mortgage interest: −$11,198
• − Property taxes: −$6,330
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,815
• Taxable loss: −$5,831
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $-1,100/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

+150.2% since first listed

4 events — show timeline

• 2026-05-05 Listed $199,900 UNYREIS
• 2013-02-04 Sold (MLS) $78,900 UNYREIS
• 2013-01-29 Sold (Public Records) $78,900 Public Records
• 2012-07-02 Listed $79,900 UNYREIS

Property tax history

+6.2%/yr

Latest (2025): $6,330 · +75.6% YoY. Source: county tax records.