33 Beresford Rd · Rochester, NY 14610

$149,900

4 bd · 1.0 ba · 1,961 sqft · SingleFamily public records · 3 Days on market

Built 1950 6,105 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Tucked away at the quiet end of Beresford Rd. , this 4 bedroom, 2 full bath home is ready for a fresh start and a new vision. There is something special about a home that offers a clean slate, and this one is waiting for the right buyer to bring it back to life. The layout offers flexibility for today’s living, with generous room sizes and multiple spaces that can be reimagined to fit your needs. The main living areas provide a strong footprint for an open or semi-open concept redesign, while the existing kitchen and dining areas offer the opportunity to create a modern, functional centerpiece of the home. A 3 season room extends the living space and presents endless possibilities, wh

Key facts

• 3 season room
• Important updates
• 6,105 sq ft lot

Tags

• 3 SEASON ROOM
• IMPORTANT UPDATES
• FULL COSMETIC RENOVATION

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric service
• Home design: Two-story home; Existing construction
• Construction: Aluminum siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Rectangular residential lot (60 x 100)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Beds not specified
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Storage; Primary bedroom with private bath; Programmable thermostat
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 15.0% vs local median 9.3% in 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 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% 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 $1k 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 + 2.7% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1950 — 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: 1.72% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.98%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $388,278
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Woodland Park	0.33mi	4/1.5	1,834 (-6%)	11mo	$275,000	$150	63
262 Beresford Rd	0.32mi	3/2.0 (-1)	1,872 (-4%)	7mo	$375,000	$200	62
275 Yarmouth Rd	0.34mi	3/2.5 (-1)	2,083 (+6%)	1mo	$440,000	$211	62
245 Nunda Blvd	0.59mi	3/1.5 (-1)	1,848 (-6%)	0mo	$365,000	$198	55
29 Hoyt Pl	0.31mi	4/3.0	2,165 (+10%)	8mo	$335,000	$155	54
107 Fieldston Ter	0.74mi	4/3.0	1,996 (+2%)	11mo	$355,000	$178	46
183 Corwin Rd	0.71mi	3/1.5 (-1)	1,785 (-9%)	3mo	$490,000	$275	42
360 San Gabriel Dr	0.62mi	4/2.5	1,735 (-12%)	6mo	$375,000	$216	41
153 Fairhaven Rd	0.60mi	4/1.5	1,676 (-14%)	7mo	$240,000	$143	40
2475 Highland Ave	0.68mi	3/3.0 (-1)	1,832 (-7%)	6mo	$590,000	$322	39
174 Winton Rd S	0.46mi	3/3.5 (-1)	2,214 (+13%)	9mo	$325,000	$147	34
85 Fieldston Ter	0.73mi	4/2.5	1,728 (-12%)	11mo	$285,000	$165	31

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $43,987
• Equity at exit: $22,351

10-year hold

• IRR: 33.0%
• Equity multiple: 3.96×
• Total profit: $124,162
• Equity at exit: $12,961

Cash invested: $41,972 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$786
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $1,084

Break-even live

Break-even rent $1,200

Max offer price $149,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,168	-5% $1,126	+0% $1,084	+5% $1,041	+10% $999
Rent	-10% $880	-5% $982	+0% $1,084	+5% $1,185	+10% $1,287
Rate	-1.0pp $1,159	-0.5pp $1,122	base $1,084	+0.5pp $1,045	+1.0pp $1,005

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	3d	1	0.54mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	3d	17	0.84mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	15d	1	1.07mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	45d	1	1.10mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	1.18mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	15d	1	1.19mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	1.32mi
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	45d	1	1.45mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	1.49mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   listed $149,900 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: $1,192 · $99/mo
• Projected year-2 tax: $1,863 · $155/mo
• Expected delta: +$671/yr (+$56/mo · 56.3%)

ⓘ 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 3/10 Moderate 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,858
• − Mortgage interest: −$8,397
• − Property taxes: −$1,192
• − Insurance: −$750
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − Depreciation: −$4,361
• Taxable income: $11,222
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $10,310/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

2 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-18 Listed $149,900 UNYREIS

Property tax history

-1.4%/yr

Latest (2025): $1,192 · +0.0% YoY. Source: county tax records.