105 Beresford Rd · Rochester, NY 14610

$225,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 9 Days on market

Built 1927 4,791 sqft lot Est $332k · 32% under ↓ 22% since listing

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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).

• Cash flow +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

105 Beresford Rd, Rochester, NY – Browncroft Charm on a Quiet Street. Looking for character, comfort, and a great location? Welcome to 105 Beresford Rd—tucked on a quiet dead-end street in the sought-after Browncroft neighborhood. As you arrive, you’re welcomed by a perennial garden yard, stone walkway, and bench—perfect for enjoying the outdoors. Step inside to a bright foyer that opens into a spacious living room filled with natural light. Here you’ll find gorgeous hardwood floors, a decorative brick fireplace, and natural wood built-ins that add warmth and charm. The freshly painted formal dining room flows into the eat-in kitchen with LVP flooring (2018) an

Key facts

• Built-in window seat
• Lvp flooring
• Stone walkway

Tags

• PERENNIAL GARDEN YARD
• STONE WALKWAY
• DECORATIVE BRICK FIREPLACE
• NATURAL WOOD BUILT-INS
• LVP FLOORING
• BUILT-IN WINDOW SEAT

Property features AI

Exterior

• Parking: No garage; Paver block parking
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story property; Resale condition
• Construction: Built with brick, stucco, and vinyl siding; Blown-in insulation; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Concrete driveway; Partial fencing; Patio; Private yard; Near public transit; Rectangular residential lot; City street frontage; See remarks

Interior

• Kitchen: Built-in refrigerator; Gas oven; Gas range
• Bedrooms: Convertible bedroom
• Flooring: Hardwood; Laminate; Luxury vinyl; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Pantry; Natural woodwork; Convertible bedroom; Programmable thermostat; Storm windows; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

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: Rents rising (+2.7%/yr); 85 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/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 $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1927 — 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: 1.02% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $331,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Arbordale Ave	0.17mi	3/2.5	1,550 (-6%)	0mo	$285,000	$184	79
364 Hillside Ave	0.44mi	3/2.5	1,644 (-1%)	8mo	$400,000	$243	70
262 Beresford Rd	0.22mi	3/2.0	1,872 (+13%)	7mo	$375,000	$200	62
153 Fairhaven Rd	0.51mi	4/1.5 (+1)	1,676 (+1%)	6mo	$240,000	$143	62
120 Brookfield Rd	0.70mi	3/1.5	1,568 (-5%)	3mo	$340,000	$217	54
183 Corwin Rd	0.61mi	3/1.5	1,785 (+8%)	3mo	$490,000	$275	54
35 Drexmore Rd	0.45mi	3/2.0	1,414 (-15%)	4mo	$295,000	$209	51
360 San Gabriel Dr	0.72mi	4/2.5 (+1)	1,735 (+5%)	6mo	$375,000	$216	46
245 Nunda Blvd	0.69mi	3/1.5	1,848 (+12%)	0mo	$365,000	$198	46
90 Mayfield St	0.72mi	3/1.0	1,544 (-7%)	6mo	$265,000	$172	46
44 Dorking Rd	0.73mi	3/1.0	1,516 (-9%)	4mo	$300,000	$198	44
1050 Atlantic Ave	0.69mi	2/1.0 (-1)	1,445 (-13%)	1mo	$270,000	$187	36

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-15,028
• Equity at exit: $33,548

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $12,656
• Equity at exit: $19,454

Cash invested: $63,000 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $347

Break-even live

Break-even rent $1,857

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	0.42mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	0.59mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	2d	17	0.86mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.02mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	1.10mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	1.13mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.20mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	1.25mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	1.37mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	1.45mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	1.50mi

Listing history 3 events

1. 2026-05-20
   listed $225,000 Active
2. 2026-04-28
   historical
3. 2026-04-18
   listed $290,000 Active

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $3,063 · $255/mo
• Expected delta: +$740/yr (+$62/mo · 31.8%)

ⓘ 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 2/10 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: $27,558
• − Mortgage interest: −$12,603
• − Property taxes: −$2,323
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$6,545
• Taxable income: $551
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $4,031/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
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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 (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

-22.4% since first listed

3 events — show timeline

• 2026-05-20 Listed $225,000 UNYREIS
• 2026-04-28 Listing Removed — UNYREIS
• 2026-04-18 Listed $290,000 UNYREIS

Property tax history

+2.6%/yr

Latest (2025): $2,323 · +0.0% YoY. Source: county tax records.