85 Culver Pkwy · Irondequoit, NY 14609

$150,000

3 bd · 1.5 ba · 1,298 sqft · SingleFamily public records · 7 Days on market

Built 1925 4,792 sqft lot Est $256k · 41% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 85 Culver Pkwy! Loaded with tons of natural charm, this home has original hardwood floors, leaded glass windows and plenty of gum wood trim. You'll also find the in-tact pocket doors with beautiful glass work in between the living room & dining room, as well as a butler's pantry for plenty of out of the way storage! The spacious living room has plenty of natural light & beautiful built ins. Enjoy morning coffee on the enclosed porch! This home has been freshly painted from top to bottom, including the basement. There is a full sized attic that is ready for your imagination. Finish it off as a home office, a playroom, or even a master suite! The bathroom has a brand new vanity, just installed. The back yard is partially fenced, and has plenty of space for you to enjoy the outdoors this summer. Greenlight internet is available! This gorgeous home is move in ready & waiting for you today! Delayed negotiations until Tuesday 4/27 at 5:30PM.

Key facts

• Pocket doors
• Gumwood trim
• Natural light

Tags

• ORIGINAL HARDWOOD FLOORS
• LEADED GLASS WINDOWS
• GUMWOOD TRIM
• POCKET DOORS
• BUTLER PANTRY
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.6% vs local median 4.5% in Irondequoit — 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 81/100 on livability (#92 in NY, #1,414 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F.
• East Irondequoit Central School District (suburban): math 40% / reading 47% proficiency, ranked #475 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $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 + 7.9% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1925 — 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 B-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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $255,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Culver Pkwy	0.00mi	3/1.5	1,298 (0%)	1mo	$287,500	$221	100
230 Laurelton Rd	0.08mi	3/1.5	1,362 (+5%)	1mo	$289,000	$212	87
23 Martinot Ave	0.30mi	3/1.0	1,292 (-0%)	1mo	$255,000	$197	82
34 Woodrow Ave	0.19mi	3/1.5	1,406 (+8%)	1mo	$275,000	$196	76
515 Shelford Rd	0.37mi	2/2.0 (-1)	1,304 (+0%)	1mo	$245,000	$188	74
380 Rosewood Ter	0.41mi	3/1.5	1,382 (+6%)	3mo	$155,000	$112	68
85 Colebourne Rd	0.59mi	3/1.5	1,260 (-3%)	0mo	$331,000	$263	67
70 Dalkeith Rd	0.62mi	3/1.0	1,236 (-5%)	0mo	$280,000	$227	61
230 Farmington Rd	0.56mi	3/1.0	1,369 (+6%)	2mo	$250,000	$183	61
265 Springfield Ave	0.66mi	4/1.5 (+1)	1,268 (-2%)	0mo	$200,000	$158	60
204 Salisbury St	0.54mi	4/1.5 (+1)	1,449 (+12%)	1mo	$187,460	$129	49
350 Farmington Rd	0.70mi	4/1.5 (+1)	1,176 (-9%)	0mo	$385,000	$327	47

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,968
• Equity at exit: $22,365

10-year hold

• IRR: 15.7%
• Equity multiple: 2.57×
• Total profit: $66,012
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $292

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.14mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.36mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.43mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	0.54mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	0.55mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.60mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	0.74mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.80mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.80mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.80mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.82mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.93mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.93mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	1.01mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	1.01mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.09mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	1.12mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.15mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.25mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	1.36mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.44mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	43d	1	1.44mi

Listing history 12 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   listed $150,000 Active
3. 2021-06-17
   soldstatus $171,000
4. 2021-06-14
   soldstatus $171,000 Closed Sale or Rented 978-char remark

   Show marketing remark (978 chars)

   Welcome to 85 Culver Pkwy! Loaded with tons of natural charm, this home has original hardwood floors, leaded glass windows and plenty of gum wood trim. You'll also find the in-tact pocket doors with beautiful glass work in between the living room & dining room, as well as a butler's pantry for plenty of out of the way storage! The spacious living room has plenty of natural light & beautiful built ins. Enjoy morning coffee on the enclosed porch! This home has been freshly painted from top to bottom, including the basement. There is a full sized attic that is ready for your imagination. Finish it off as a home office, a playroom, or even a master suite! The bathroom has a brand new vanity, just installed. The back yard is partially fenced, and has plenty of space for you to enjoy the outdoors this summer. Greenlight internet is available! This gorgeous home is move in ready & waiting for you today! Delayed negotiations until Tuesday 4/27 at 5:30PM.

5. 2021-04-29
   status Pending Sale 978-char remark

   Show marketing remark (978 chars)

   Welcome to 85 Culver Pkwy! Loaded with tons of natural charm, this home has original hardwood floors, leaded glass windows and plenty of gum wood trim. You'll also find the in-tact pocket doors with beautiful glass work in between the living room & dining room, as well as a butler's pantry for plenty of out of the way storage! The spacious living room has plenty of natural light & beautiful built ins. Enjoy morning coffee on the enclosed porch! This home has been freshly painted from top to bottom, including the basement. There is a full sized attic that is ready for your imagination. Finish it off as a home office, a playroom, or even a master suite! The bathroom has a brand new vanity, just installed. The back yard is partially fenced, and has plenty of space for you to enjoy the outdoors this summer. Greenlight internet is available! This gorgeous home is move in ready & waiting for you today! Delayed negotiations until Tuesday 4/27 at 5:30PM.

6. 2021-04-28
   historical Continue to Show- Under Contract 978-char remark

   Show marketing remark (978 chars)

   Welcome to 85 Culver Pkwy! Loaded with tons of natural charm, this home has original hardwood floors, leaded glass windows and plenty of gum wood trim. You'll also find the in-tact pocket doors with beautiful glass work in between the living room & dining room, as well as a butler's pantry for plenty of out of the way storage! The spacious living room has plenty of natural light & beautiful built ins. Enjoy morning coffee on the enclosed porch! This home has been freshly painted from top to bottom, including the basement. There is a full sized attic that is ready for your imagination. Finish it off as a home office, a playroom, or even a master suite! The bathroom has a brand new vanity, just installed. The back yard is partially fenced, and has plenty of space for you to enjoy the outdoors this summer. Greenlight internet is available! This gorgeous home is move in ready & waiting for you today! Delayed negotiations until Tuesday 4/27 at 5:30PM.

7. 2021-04-22
   listed $134,900 Active 978-char remark

   Show marketing remark (978 chars)

   Welcome to 85 Culver Pkwy! Loaded with tons of natural charm, this home has original hardwood floors, leaded glass windows and plenty of gum wood trim. You'll also find the in-tact pocket doors with beautiful glass work in between the living room & dining room, as well as a butler's pantry for plenty of out of the way storage! The spacious living room has plenty of natural light & beautiful built ins. Enjoy morning coffee on the enclosed porch! This home has been freshly painted from top to bottom, including the basement. There is a full sized attic that is ready for your imagination. Finish it off as a home office, a playroom, or even a master suite! The bathroom has a brand new vanity, just installed. The back yard is partially fenced, and has plenty of space for you to enjoy the outdoors this summer. Greenlight internet is available! This gorgeous home is move in ready & waiting for you today! Delayed negotiations until Tuesday 4/27 at 5:30PM.

8. 2015-05-29
   soldstatus $87,800 Closed Sale or Rented 301-char remark

   Show marketing remark (301 chars)

   Charming colonial located in the heart of one of Irondequoit's most desirable neighborhoods. This home boasts hardwoods through out and original, unpainted gumwood trim. Conveniently located near shopping, expressways, restaurants and more! Priced well below assessment. Call today! This won't last!

9. 2015-05-29
   soldstatus $87,800

   Show marketing remark (301 chars)

   Charming colonial located in the heart of one of Irondequoit's most desirable neighborhoods. This home boasts hardwoods through out and original, unpainted gumwood trim. Conveniently located near shopping, expressways, restaurants and more! Priced well below assessment. Call today! This won't last!

10. 2015-04-10
    listed $84,900 301-char remark

    Show marketing remark (301 chars)

    Charming colonial located in the heart of one of Irondequoit's most desirable neighborhoods. This home boasts hardwoods through out and original, unpainted gumwood trim. Conveniently located near shopping, expressways, restaurants and more! Priced well below assessment. Call today! This won't last!

11. 2000-01-31
    soldstatus $83,500
12. 1995-10-02
    soldstatus $82,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $20,175
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,364
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $3,215/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: East Irondequoit Central School District
• NCES district ID: 3609690
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 47% ▲ 8.00%
• Median HH income: $48,946
• Composite: 37.27/100
• National rank: #4451
• State rank: #475 of 590 in NY

Livability — Irondequoit

• Score: 81/100
• State rank: #92
• US rank: #1414

Category grades

Amenities F Commute C Cost of living B+ Crime B+ Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irondequoit, NY
• County: Monroe County · 674,131 people
• City population: 74,252
• 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

+82.9% since first listed

12 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-21 Listed $150,000 UNYREIS
• 2021-06-17 Sold (Public Records) $171,000 Public Records
• 2021-06-14 Sold (MLS) $171,000 UNYREIS
• 2021-04-29 Pending — UNYREIS
• 2021-04-28 Contingent — UNYREIS
• 2021-04-22 Listed $134,900 UNYREIS
• 2015-05-29 Sold (Public Records) $87,800 Public Records
• 2015-05-29 Sold (MLS) $87,800 UNYREIS
• 2015-04-10 Listed $84,900 UNYREIS
• 2000-01-31 Sold (Public Records) $83,500 Public Records
• 1995-10-02 Sold (Public Records) $82,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $12,007 · +0.8% YoY. Source: county tax records.