283 Breck St · Rochester, NY 14609

$99,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 21 Days on market

Built 1875 4,792 sqft lot Est $183k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home in the 14609 Beechwood Neighborhood! This 3 bedroom, 1 bathroom Colonial is waiting for your creativity to make it your own! The first floor features 2 living spaces, as well as a dining area that flows seamlessly into the eat-in kitchen. Follow the original hardwoods up to the second floor where you will find 3 generous sized bedrooms, and a full bathroom with a walk-in shower. Enjoy peace of mind for many years with a 5 year old roof, and several vinyl replacement windows throughout! A partially fenced back yard is a huge bonus to this property, with plenty of room to enjoy summer gatherings, BBQ's and other fun! No delayed negotiations, so snag it before it is

Key facts

• 5 year old roof
• Original hardwoods
• Eat-in kitchen

Tags

• ORIGINAL HARDWOODS
• EAT-IN KITCHEN
• WALK-IN SHOWER
• 5 YEAR OLD ROOF
• VINYL REPLACEMENT WINDOWS
• PARTIALLY FENCED BACK YARD

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water (connected); Sewer connected; Circuit breaker electrical service
• Home design: Single-story home; Existing/previously built structure
• Construction: Composite siding; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Partial fence; Rectangular residential lot; City street frontage; Lot dimensions approximately 35 x 140

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen (included above)
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Combined living/dining room
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• 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 fast (+7.9%/yr); 199 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $691 of loan paydown is wiped out by about $3k 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 + 7.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1875 — 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: 1.71% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.20%
• DSCR: 2.39
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $183,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Leighton Ave	0.07mi	3/1.0	1,084 (-1%)	8mo	$75,000	$69	89
217 Breck St	0.09mi	2/1.0 (-1)	962 (-12%)	3mo	$65,000	$68	68
198 Illinois St	0.62mi	3/1.0	1,103 (+1%)	4mo	$200,000	$181	66
34 Van Bergh Ave	0.59mi	3/1.0	1,144 (+5%)	2mo	$200,000	$175	63
1014 Garson Ave	0.66mi	3/1.0	1,113 (+2%)	8mo	$180,000	$162	60
115 Allandale Ave	0.50mi	3/1.0	1,248 (+14%)	1mo	$248,000	$199	52
65 Van Bergh Ave	0.56mi	3/1.0	1,200 (+10%)	7mo	$205,000	$171	52
200 Wisconsin St	0.68mi	4/2.0 (+1)	1,120 (+3%)	5mo	$215,000	$192	51
103 Parsells Ave	0.51mi	3/1.0	1,230 (+13%)	6mo	$134,500	$109	50
36 Allandale Ave	0.54mi	3/2.0	1,221 (+12%)	6mo	$198,000	$162	46
970 Atlantic Ave	0.70mi	3/1.0	1,249 (+14%)	2mo	$210,000	$168	42
109 De Mallie St	0.61mi	4/1.0 (+1)	1,224 (+12%)	6mo	$140,000	$114	41

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.39×
• Total profit: $38,934
• Equity at exit: $14,895

10-year hold

• IRR: 40.9%
• Equity multiple: 5.77×
• Total profit: $133,500
• Equity at exit: $8,638

Cash invested: $27,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$524
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $727

Break-even live

Break-even rent $786

Max offer price $99,900

Occupancy floor 52%

Sensitivity live

Price	-10% $784	-5% $756	+0% $727	+5% $699	+10% $671
Rent	-10% $593	-5% $660	+0% $727	+5% $795	+10% $862
Rate	-1.0pp $778	-0.5pp $753	base $727	+0.5pp $701	+1.0pp $675

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.15mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	24d	1	0.35mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	4d	1	0.37mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	45d	1	0.43mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	24d	1	0.43mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	0.47mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	0.51mi
933 University Ave Rochester, NY	1.0–2.0	1.0–2.0	1295	$3,815	$2.94	4d	12	0.52mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.66mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	45d	1	0.67mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	11d	1	0.75mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	0.76mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	45d	1	0.76mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	0.77mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	22d	1	0.79mi
593 Park Ave Rochester, NY	2.0	1.0	850	$1,450	$1.71	4d	1	0.85mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	45d	1	0.86mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	20d	1	0.88mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	0.88mi
30 Edgerton St Rochester, NY	2.0	1.0	850	$1,425	$1.68	11d	1	0.88mi
30 Edgerton St Unit 6 Rochester, NY	2.0	1.0	850	$1,425	$1.68	45d	1	0.88mi
30 Edgerton St Unit 30-06 Edgerton Rochester, NY	2.0	1.0	850	$1,425	$1.68	22d	1	0.88mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	4d	1	0.91mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	4d	1	0.93mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.97mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.97mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.98mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	4d	22	0.99mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	1.01mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.08mi
405 Alexander St Rochester, NY	2.0	1.0	800	$1,425	$1.78	4d	1	1.09mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.10mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	11d	1	1.11mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	11d	1	1.11mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	4d	1	1.11mi
21 Arnold Park Rochester, NY	2.0	1.0	750	$1,425	$1.90	4d	15	1.12mi
294 Barrington St Rochester, NY	2.0	1.5	1131	$1,750	$1.55	45d	1	1.12mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	1.18mi
209 S Goodman St Rochester, NY	2.0	2.0	1500	$1,700	$1.13	45d	1	1.20mi
9 Rowley St Unit 3 Rochester, NY	2.0	1.0	966	$1,550	$1.60	24d	1	1.22mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $99,900 Pending 21 DOM
2. 2026-06-10
   days on market $99,900 Active 20 DOM
3. 2026-06-09
   days on market $99,900 Active 19 DOM
4. 2026-06-09
   days on market $99,900 Active 18 DOM
5. 2026-06-07
   statusdays on market $99,900 Active 17 DOM
6. 2026-06-05
   days on market $99,900 Active Under Contract 14 DOM
7. 2026-06-03
   days on market $99,900 Active Under Contract 13 DOM
8. 2026-06-03
   days on market $99,900 Active Under Contract 12 DOM
9. 2026-06-01
   days on market $99,900 Active Under Contract 11 DOM
10. 2026-05-31
    days on market $99,900 Active Under Contract 10 DOM
11. 2026-05-21
    listed $99,900 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: $665 · $55/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$512/yr (+$43/mo · 77.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,481
• − Mortgage interest: −$5,596
• − Property taxes: −$665
• − Insurance: −$500
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$2,906
• Taxable income: $7,537
• Est. tax owed @ 24.0%: −$1,809
• After-tax cash flow: $6,920/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

1 event — show timeline

• 2026-05-21 Listed $99,900 UNYREIS

Property tax history

+3.9%/yr

Latest (2025): $665 · +0.0% YoY. Source: county tax records.