1731 Baird Rd · East Rochester, NY 14526

$234,900

3 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 8 Days on market

Built 1959 0.75 ac lot $124/sqft · 46% below area Est $431k · 46% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +6.8/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Delayed Negotiations Wednesday 5/13/2026 at noon. This split-level style residence is situated on a generous size 0.75 acre site. 4 car garage will please the car Lovers! Add your decorating touches and make this your Home Sweet Home! The home's family room has a wood burning stove, dining area adjacent to the kitchen with a slider leading to the two tiered patio. Some of the upgrades include: Front porch, floor: New concrete poured 2020, to the base (replaced old cracked floor). * Front walkway construction: 2020 * Upright posts, new construction, 2020 * Driveway, all new to the base, (NOT just a "coverup") , 2020 * Roof: All new, and a tear off, 2019 * Gutters All

Key facts

• Two tiered patio
• New kitchen
• New kitchen window

Tags

• 0.75 ACRE SITE
• WOOD BURNING STOVE
• TWO TIERED PATIO
• NEW CONCRETE POURED
• NEW KITCHEN
• NEW KITCHEN WINDOW

Property features AI

Finance

• Other: Rectangular lot approximately 0.75 acres (dimensions 101 x 300); Main thoroughfare road frontage

Exterior

• Parking: Attached garage with 4 spaces; Driveway parking; Garage has electricity
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected (also mentions holding tank); High-speed internet available
• Home design: 3 stories; Existing property condition
• Construction: Cedar and shake siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Partial finished below-grade area
• Exterior features: Blacktop driveway; Partial fencing; Patio

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total rooms include living and family spaces (see room types)
• Flooring: Carpet; Ceramic tile; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Dining area; Eat-in kitchen; Separate/formal living room; Programmable thermostat; Workshop; Thermal windows
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-292 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (15.1% below list).
• Recommended offer: $183k (21.9% below list) — sets the bar for cash-flow.

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.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 113 active listings in the ZIP; 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $115k; list at $235k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,386 (21.9% 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 1959 — 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 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?
6. 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?
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: 0.85% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 9.8

CMA / ARV

• ARV (median comp): $431,278
• List price: $234,900
• Delta: -45.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Saldo Ln	0.15mi	3/2.5	2,112 (+11%)	5mo	$403,000	$191	68
203 Timber Brook Ln	0.61mi	4/1.5 (+1)	1,849 (-2%)	3mo	$415,000	$224	58
1725 Baird Rd	0.04mi	4/1.5 (+1)	1,635 (-14%)	15mo	$313,000	$191	56
2892 Atlantic Ave	0.30mi	3/2.5	2,037 (+7%)	23mo	$362,000	$178	52
2918 Atlantic Ave	0.19mi	4/2.0 (+1)	2,154 (+14%)	21mo	$200,000	$93	46
179 Timber Brook Ln	0.64mi	3/1.5	1,739 (-8%)	11mo	$352,000	$202	45
24 Pennicott Cir	0.67mi	3/2.0	2,132 (+12%)	10mo	$418,000	$196	40
22 Pennicott Cir	0.65mi	3/2.0	1,716 (-10%)	17mo	$363,000	$212	39
15 Willowbend Dr	0.68mi	4/2.0 (+1)	2,156 (+14%)	19mo	$275,000	$128	25

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-56,456
• Equity at exit: $35,024

10-year hold

• IRR: -21.1%
• Equity multiple: -0.10×
• Total profit: $-72,344
• Equity at exit: $20,310

Cash invested: $65,772 (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 14526

• Active inventory: 113
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$538 /mo · $6,458/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-292

Break-even live

Break-even rent $2,364

Max offer price $183,386

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-225	+0% $-292	+5% $-358	+10% $-425
Rent	-10% $-449	-5% $-370	+0% $-292	+5% $-213	+10% $-134
Rate	-1.0pp $-173	-0.5pp $-232	base $-292	+0.5pp $-352	+1.0pp $-414

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending 2266-char remark
2. 2026-05-06
   listed $234,900 Active 2266-char remark
3. 1994-09-15
   soldstatus $115,000

ⓘ 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: $6,458 · $538/mo
• Projected year-2 tax: $6,458 · $538/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 ≥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: $23,944
• − Mortgage interest: −$13,158
• − Property taxes: −$6,458
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$6,833
• Taxable loss: −$7,512
• Est. tax savings @ 24.0%: +$1,803
• After-tax cash flow: $-1,697/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 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): 19,629
• Household income: $118,777
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 234.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 2%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -149.19%
• Current HPI: 271.8476
• 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

+104.3% since first listed

3 events — show timeline

• 2026-05-14 Pending — UNYREIS
• 2026-05-06 Listed $234,900 UNYREIS
• 1994-09-15 Sold (Public Records) $115,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $6,458 · +4.8% YoY. Source: county tax records.