2632 Oakview Dr · Irondequoit, NY 14617

$189,900

4 bd · 1.5 ba · 1,874 sqft · SingleFamily public records · 6 Days on market

Built 1953 0.30 ac lot Est $334k · 43% 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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2632 Oakview Drive — a well-maintained, move-in ready home on a quiet street in one of Irondequoit’s most desirable neighborhoods. With four bedrooms, one full bath, one half bath, and a generous 0.3-acre lot, there’s plenty of space to spread out both inside and out. The layout offers great flexibility. Two bedrooms are located on the first floor, along with a formal dining room and a living room with a fireplace. The solarium at the back of the home brings in tons of natural light and works well as a home office, sitting area, or playroom. There’s also a three-season bonus room that adds even more usable space and makes the home feel larger than it appea

Key facts

• 0.3 acre lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Attached garage with storage (1 car)
• Utilities: Electricity connected with circuit breakers; High-speed internet available; Public water connected; Sewer connected
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Gravel driveway; Rectangular residential lot (approx. 0.3 acres, 80 x 167); City street frontage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Separate/formal dining room; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 9.4% 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.
• West Irondequoit Central School District (suburban): math 73% / reading 70% proficiency, ranked #126 of 590 in NY (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 104 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 39% of the median local income ($90k/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 $6k 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 + 3.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1953 — 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 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?
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: 1.54% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $333,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2632 Oakview Dr	0.00mi	4/1.5	1,874 (0%)	0mo	$311,500	$166	100
35 Shadowlawn Ct	0.04mi	4/1.5	1,808 (-4%)	6mo	$355,000	$196	87
35 Oakcrest Dr	0.24mi	3/2.0 (-1)	1,742 (-7%)	5mo	$225,900	$130	66
196 Belmeade Rd	0.47mi	4/2.5	1,768 (-6%)	2mo	$315,000	$178	63
257 Cranbrooke Dr	0.43mi	4/1.5	1,660 (-11%)	0mo	$255,000	$154	60
161 Nob Hl	0.45mi	3/1.5 (-1)	1,740 (-7%)	4mo	$359,000	$206	59
85 Endicar Dr	0.57mi	3/2.5 (-1)	1,806 (-4%)	6mo	$315,000	$174	53
468 Kings Hwy S	0.69mi	3/1.5 (-1)	1,728 (-8%)	0mo	$284,000	$164	50
48 Mount Marcy Dr	0.51mi	4/2.0	1,633 (-13%)	4mo	$315,000	$193	49
37 Mount Marcy Dr	0.51mi	3/2.5 (-1)	1,702 (-9%)	4mo	$305,000	$179	49
22 Biltmore Dr	0.64mi	4/2.0	1,600 (-15%)	1mo	$365,000	$228	43
69 Couchman Ave	0.65mi	4/2.0	2,111 (+13%)	6mo	$300,000	$142	42

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $887
• Equity at exit: $28,315

10-year hold

• IRR: 10.2%
• Equity multiple: 1.80×
• Total profit: $42,537
• Equity at exit: $16,419

Cash invested: $53,172 (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 14617

• Active inventory: 104
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,933 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$751 /mo · $9,011/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $491

Break-even live

Break-even rent $2,311

Max offer price $189,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,136	-5% $545	+0% $491	+5% $438	+10% $384
Rent	-10% $260	-5% $376	+0% $491	+5% $607	+10% $723
Rate	-1.0pp $587	-0.5pp $540	base $491	+0.5pp $442	+1.0pp $392

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	3d	1	0.84mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	22d	1	1.19mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	3d	1	1.23mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	3d	1	1.36mi

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   listed $189,900 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: $9,011 · $751/mo
• Projected year-2 tax: $9,011 · $751/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: $35,200
• − Mortgage interest: −$10,637
• − Property taxes: −$9,011
• − Insurance: −$950
• − Repairs & maintenance: −$2,816
• − Management: −$2,816
• − Depreciation: −$5,524
• Taxable income: $3,446
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $5,070/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: West Irondequoit Central School District
• NCES district ID: 3615390
• Math proficiency: 73% ▲ 3.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $60,218
• Composite: 61.61/100
• National rank: #748
• State rank: #126 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): 21,788
• Household income: $90,192
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 426.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -148.22%
• Current HPI: 263.9973
• 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

2 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-05-05 Listed $189,900 UNYREIS

Property tax history

+6.3%/yr

Latest (2025): $9,011 · +26.2% YoY. Source: county tax records.