120 Benedict Rd · East Rochester, NY 14534

$274,900

3 bd · 1.5 ba · 1,754 sqft · SingleFamily public records · 5 Days on market

Built 1964 0.38 ac lot Est $412k · 33% 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).

• Cash flow +16.5/30.0
• ARV discount +15.0/15.0
• Schools +7.5/10.0
• 1% rule +5.6/10.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful colonial with many upgrades! Gleaming hardwood floors, large living room opens to dining room. Eat in kitchen with Omega cabinetry. Huge family room with fireplace. Sliding glass door to fully fenced back yard with patio. Powder room on main level. Upstairs features 3 bedrooms and an updated main bathroom. New roof 2017. Water heater 2017. Windows replaced in 2015. Upgraded vented glass block windows in basement. Upgraded 200 amp service. Attached one car garage with storage space. So much to offer!!

Key facts

• Eat-in area
• Brick fireplace
• Pittsford schools

Tags

• PITTSFORD SCHOOLS
• EAT-IN AREA
• FULLY FENCED BACKYARD
• BRICK FIREPLACE
• NATURAL WOOD-BEAM ACCENTS
• SLIDING GLASS DOOR

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Garage with electricity and garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; High-speed internet available; Cable available
• Home design: 2-story house; Existing/resale property; Asphalt shingle roof
• Construction: Vinyl siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard (full fencing); Rectangular residential lot; 115 x 147 lot dimensions; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 7 (includes living spaces and bedrooms)
• Flooring: Carpet; Ceramic tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Attic fan
• Interior features: Finished basement with sump pump; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Combined living/dining room; Pantry; Programmable thermostat; Thermal windows; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located in basement; Humidifier; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.0% 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.
• Pittsford Central School District (suburban): math 80% / reading 84% proficiency, ranked #34 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2k of loan paydown is wiped out by about $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $219k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $274,900

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $412,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Rollingwood Dr	0.27mi	4/3.0 (+1)	1,782 (+2%)	15mo	$335,000	$188	61
28 Little Brook Dr	0.28mi	3/2.0	1,582 (-10%)	10mo	$315,000	$199	60
6 Springwood Ln	0.17mi	3/1.5	1,975 (+13%)	15mo	$465,000	$235	59
213 Ayrault Rd	0.70mi	2/2.0 (-1)	1,768 (+1%)	3mo	$490,213	$277	56
16 Oakwood Ln	0.37mi	4/2.5 (+1)	1,864 (+6%)	10mo	$488,000	$262	55
44 Cullens Run	0.44mi	4/2.0 (+1)	1,622 (-8%)	6mo	$330,000	$203	55
9 Springwood Ln	0.15mi	4/2.0 (+1)	2,007 (+14%)	9mo	$290,000	$144	54
40 Smallwood Dr	0.48mi	4/1.5 (+1)	1,954 (+11%)	1mo	$475,000	$243	53
6 Peachtree Ln	0.64mi	3/1.5	1,808 (+3%)	15mo	$390,250	$216	53
17 Butternut Dr	0.74mi	3/1.5	1,575 (-10%)	1mo	$400,000	$254	48
21 Little Brook Dr	0.38mi	2/2.5 (-1)	1,492 (-15%)	14mo	$386,200	$259	37
16 Cullens Run	0.67mi	4/2.0 (+1)	1,492 (-15%)	2mo	$349,900	$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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-34,006
• Equity at exit: $40,988

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-15,507
• Equity at exit: $23,768

Cash invested: $76,972 (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 14534

• Active inventory: 186
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,915 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$584 /mo · $7,010/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $162

Break-even live

Break-even rent $2,709

Max offer price $274,900

Occupancy floor 89%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Cullens Run Pittsford, NY	4.0	2.0	1300	$3,000	$2.31	44d	1	0.78mi
1474 Marsh Rd Pittsford, NY	2.0	1.5	1450	$2,995	$2.07	19d	1	0.78mi
437 Ayrault Rd Fairport, NY	2.0	2.5	1424	$2,750	$1.93	14d	1	1.18mi

Listing history 6 events

1. 2026-06-17
   status $274,900 Pending 5 DOM
2. 2026-06-17
   days on market $274,900 Active 5 DOM
3. 2026-06-16
   days on market $274,900 Active 4 DOM
4. 2026-06-15
   days on market $274,900 Active 3 DOM
5. 2026-06-13
   remarks 681-char remark
6. 2026-06-13
   listed $274,900 Active 1 DOM

ⓘ 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: $7,010 · $584/mo
• Projected year-2 tax: $7,010 · $584/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $34,980
• − Mortgage interest: −$15,399
• − Property taxes: −$7,010
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,798
• − Management: −$2,798
• − Depreciation: −$7,997
• Taxable loss: −$2,398
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $2,525/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: Pittsford Central School District
• NCES district ID: 3623160
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 84% ▲ 7.00%
• Median HH income: $106,940
• Composite: 74.75/100
• National rank: #151
• State rank: #34 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): 33,230
• Household income: $143,694
• Rent vs Own: 9.6% rent · 90.4% own
• Severe rent burden: 398.0

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% Asian 8% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Chinese 2% Spanish 2%

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: ▼ -232.40%
• Current HPI: 258.0726
• 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

+92.2% since first listed

13 events — show timeline

• 2026-06-12 Listed $274,900 UNYREIS
• 2020-07-29 Sold (Public Records) $219,000 Public Records
• 2020-07-24 Sold (MLS) $219,000 UNYREIS
• 2020-05-25 Pending — UNYREIS
• 2020-05-20 Relisted — UNYREIS
• 2020-05-19 Pending — UNYREIS
• 2020-05-15 Listed $200,000 UNYREIS
• 2020-05-15 Listing Removed — UNYREIS
• 2020-05-07 Listed $225,000 UNYREIS
• 2012-10-05 Sold (MLS) $156,000 UNYREIS
• 2012-10-04 Sold (Public Records) $156,000 Public Records
• 2012-08-20 Listed $154,900 UNYREIS
• 2009-10-30 Sold (Public Records) $143,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,010 · -1.0% YoY. Source: county tax records.