541 Birr St · Rochester, NY 14613

$139,000

3 bd · 1.5 ba · 1,514 sqft · SingleFamily public records · 19 Days on market

Built 1909 5,388 sqft lot Est $160k · 13% under

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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 +26.2/30.0
• ARV discount +13.5/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• 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

Another Bracci Investment Team offering! Finally an opportunity to own a home in the Maplewood neighborhood at a nice price! Priced $17k below assessed value due to work needed, but do-able! Good roof. Great layout, formal dining room w/ kitchen pass thru, bay window, modern light fixtures, large livingroom, hardwood floors, 3 bdrms on 2nd floor, & fully finished attic. Rental value of this home easily $900/month or more. Located in area of well kept homes on quiet dead end street. Fully fenced yard, deck off back of house, many new thermo windows. Lots of good stuff here- check it out.

Key facts

• Open floor plan
• New plumbing
• Fresh paint

Tags

• BRAND NEW SIDING
• NEW WINDOWS
• NEW PLUMBING
• FRESH PAINT
• OPEN FLOOR PLAN
• FINISHED ATTIC

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing (previously built) property
• Construction: Vinyl siding; Block foundation; Full basement
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 7 rooms including bedroom spaces
• Flooring: Hardwood flooring; Vinyl flooring; Varied flooring in some areas
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Forced-air heating
• Interior features: Attic; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Additional miscellaneous interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $961 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $139k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $160,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Birr St	0.00mi	3/1.5	1,514 (0%)	1mo	$142,000	$94	99
507 Driving Park Ave	0.33mi	3/1.5	1,602 (+6%)	3mo	$215,000	$134	73
232 Alameda St	0.49mi	3/1.5	1,542 (+2%)	3mo	$160,000	$104	72
539 Lakeview Park	0.19mi	4/1.0 (+1)	1,398 (-8%)	2mo	$150,000	$107	70
505 Augustine St	0.09mi	4/1.0 (+1)	1,678 (+11%)	3mo	$160,000	$95	68
225 Bryan St	0.16mi	3/1.0	1,315 (-13%)	3mo	$92,000	$70	66
451 Lakeview Park	0.22mi	3/1.0	1,326 (-12%)	3mo	$185,000	$140	65
621 Clay Ave	0.45mi	3/1.5	1,334 (-12%)	0mo	$200,000	$150	59
174 Alameda St	0.57mi	3/1.5	1,658 (+10%)	3mo	$175,000	$106	55
22 Starling St	0.44mi	4/1.5 (+1)	1,344 (-11%)	2mo	$100,000	$74	54
297 Knickerbocker Ave	0.66mi	4/1.5 (+1)	1,618 (+7%)	1mo	$202,500	$125	52
842 Flower City Park	0.56mi	3/1.5	1,300 (-14%)	1mo	$116,000	$89	50

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-2
• Equity at exit: $20,725

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $28,888
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$729
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $354

Break-even live

Break-even rent $1,086

Max offer price $139,000

Occupancy floor 72%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.44mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	43d	1	0.53mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	10d	1	0.55mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	3d	1	0.69mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.76mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	43d	1	0.91mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.92mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.08mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.09mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.17mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.19mi
87 McNaughton St Unit 87 Rochester, NY	2.0	1.0	1929	$1,300	$0.67	14d	1	1.30mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	43d	1	1.31mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	14d	1	1.37mi

Listing history 11 events

1. 2026-04-16
   status Pending
2. 2026-04-07
   price $139,000
3. 2026-03-29
   listed $149,000 Active
4. 2013-10-21
   soldstatus $33,000 598-char remark

   Show marketing remark (598 chars)

   Another Bracci Investment Team offering! Finally an opportunity to own a home in the Maplewood neighborhood at a nice price! Priced $17k below assessed value due to work needed, but do-able! Good roof. Great layout, formal dining room w/ kitchen pass thru, bay window, modern light fixtures, large livingroom, hardwood floors, 3 bdrms on 2nd floor, & fully finished attic. Rental value of this home easily $900/month or more. Located in area of well kept homes on quiet dead end street. Fully fenced yard, deck off back of house, many new thermo windows. Lots of good stuff here- check it out.

5. 2013-10-21
   soldstatus $33,000

   Show marketing remark (598 chars)

   Another Bracci Investment Team offering! Finally an opportunity to own a home in the Maplewood neighborhood at a nice price! Priced $17k below assessed value due to work needed, but do-able! Good roof. Great layout, formal dining room w/ kitchen pass thru, bay window, modern light fixtures, large livingroom, hardwood floors, 3 bdrms on 2nd floor, & fully finished attic. Rental value of this home easily $900/month or more. Located in area of well kept homes on quiet dead end street. Fully fenced yard, deck off back of house, many new thermo windows. Lots of good stuff here- check it out.

6. 2013-02-21
   listed $39,900 598-char remark

   Show marketing remark (598 chars)

   Another Bracci Investment Team offering! Finally an opportunity to own a home in the Maplewood neighborhood at a nice price! Priced $17k below assessed value due to work needed, but do-able! Good roof. Great layout, formal dining room w/ kitchen pass thru, bay window, modern light fixtures, large livingroom, hardwood floors, 3 bdrms on 2nd floor, & fully finished attic. Rental value of this home easily $900/month or more. Located in area of well kept homes on quiet dead end street. Fully fenced yard, deck off back of house, many new thermo windows. Lots of good stuff here- check it out.

7. 2012-11-27
   listed $45,000
8. 2012-09-30
   historical
9. 2012-09-07
   historical
10. 2012-09-07
    listed $45,000
11. 2012-05-02
    listed $45,000

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$748/yr (+$62/mo · 87.6%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,414
• − Mortgage interest: −$7,786
• − Property taxes: −$854
• − Insurance: −$695
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,044
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,750/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

+208.9% since first listed

11 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-07 Price Changed $139,000 UNYREIS
• 2026-03-29 Listed $149,000 UNYREIS
• 2013-10-21 Sold (Public Records) $33,000 Public Records
• 2013-10-21 Sold (MLS) $33,000 UNYREIS
• 2013-02-21 Listed $39,900 UNYREIS
• 2012-11-27 Listed $45,000 UNYREIS
• 2012-09-30 Listing Removed — UNYREIS
• 2012-09-07 Listed $45,000 UNYREIS
• 2012-09-07 Listing Removed — UNYREIS
• 2012-05-02 Listed $45,000 UNYREIS

Property tax history

+0.2%/yr

Latest (2025): $854 · +0.0% YoY. Source: county tax records.