2 Bryn Mawr Rd · Rochester, NY 14624

$249,900

4 bd · 1.5 ba · 1,864 sqft · SingleFamily public records · 9 Days on market

Built 1966 0.31 ac lot Est $278k · 10% under

---

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).

• Cash flow +12.7/30.0
• ARV discount +12.0/15.0
• 1% rule +5.4/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated split-level home in the Town of Gates & Gates-Chili School District offering 4 bedrooms, 1.5 baths, and 1,864 sq ft of comfortable living space! The inviting updated eat-in kitchen serves as the heart of the home, featuring timeless white shaker cabinetry, stainless steel appliances (included with the home), & plenty of room for everyday dining. Multiple living areas provide flexibility for today's lifestyle, including a bright living room & a spacious family room with fireplace and electric insert. Convenient sliding glass doors lead directly to a large Trex/vinyl deck, creating a seamless indoor-outdoor flow! An easy to access first-floor bedroom &

Key facts

• First-floor bedroom
• Finished basement
• Central air

Tags

• UPDATED EAT-IN KITCHEN
• MULTIPLE LIVING AREAS
• LARGE TREX VINYL DECK
• FIRST-FLOOR BEDROOM
• FINISHED BASEMENT
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener; Garage has electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story property; Existing (previously built) condition
• Construction: Vinyl siding; Asphalt architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Patio; Corner lot; Irregular lot; Near public transit; Residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Refrigerator; Eat-in kitchen (see interior features)
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Living/dining room; Sliding glass door(s); Programmable thermostat; Thermal windows; Sliding doors; Accessible bedroom; Basement is finished and has a sump pump
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.8% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $245k (1.8% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Gates-Chili Central School District (suburban): math 41% / reading 42% proficiency, ranked #491 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 active listings in the ZIP; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($88k/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.
• Current owner paid $119k; list at $250k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $245,277 (1.8% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $277,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Twin Circle Dr	0.12mi	4/2.0	1,849 (-1%)	9mo	$275,000	$149	83
28 Kernwood Dr	0.13mi	4/1.5	1,759 (-6%)	11mo	$290,000	$165	75
24 Lexington Pkwy	0.36mi	4/1.5	1,892 (+2%)	9mo	$225,000	$119	73
22 Kernwood Dr	0.16mi	5/1.5 (+1)	1,958 (+5%)	15mo	$300,000	$153	66
1059 Pixley Rd	0.48mi	3/2.5 (-1)	1,813 (-3%)	9mo	$270,000	$149	56
2688 Chili Ave	0.43mi	4/2.0	1,972 (+6%)	14mo	$195,000	$99	56
206 Rowley Dr	0.61mi	3/2.5 (-1)	1,794 (-4%)	9mo	$241,000	$134	49
281 Hidden Valley Rd	0.56mi	3/2.0 (-1)	1,678 (-10%)	10mo	$194,900	$116	41
111 Brooklea Dr	0.72mi	3/2.0 (-1)	1,755 (-6%)	12mo	$240,000	$137	40
1451 Howard Rd	0.72mi	3/1.5 (-1)	1,750 (-6%)	16mo	$275,000	$157	38
114 Brooklea Dr	0.75mi	3/2.5 (-1)	1,673 (-10%)	2mo	$370,000	$221	37
11 Cardinal Dr	0.62mi	5/2.5 (+1)	2,120 (+14%)	4mo	$306,525	$145	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-41,907
• Equity at exit: $37,261

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-37,606
• Equity at exit: $21,607

Cash invested: $69,972 (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 14624

• Active inventory: 127
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$662 /mo · $7,945/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-26

Break-even live

Break-even rent $2,629

Max offer price $245,277

Occupancy floor 96%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $249,900 Active 9 DOM
2. 2026-06-17
   days on market $249,900 Active 8 DOM
3. 2026-06-16
   days on market $249,900 Active 7 DOM
4. 2026-06-15
   days on market $249,900 Active 6 DOM
5. 2026-06-13
   days on market $249,900 Active 4 DOM
6. 2026-06-10
   remarks 687-char remark
7. 2026-06-10
   listed $249,900 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: $7,945 · $662/mo
• Projected year-2 tax: $7,945 · $662/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,148
• − Mortgage interest: −$13,998
• − Property taxes: −$7,945
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$7,270
• Taxable loss: −$4,299
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $718/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: Gates-Chili Central School District
• NCES district ID: 3611880
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,045
• Composite: 36.23/100
• National rank: #4719
• State rank: #491 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

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 38,626
• Household income: $87,989
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 584.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Iranian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, India
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% 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: ▼ -151.26%
• Current HPI: 267.356
• 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

+706.1% since first listed

4 events — show timeline

• 2026-06-09 Listed $249,900 UNYREIS
• 2001-07-03 Sold (Public Records) $119,000 Public Records
• 2000-04-10 Sold (Public Records) $116,000 Public Records
• 1999-09-20 Sold (Public Records) $31,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $7,945 · +24.1% YoY. Source: county tax records.