59 Armstrong Ave · Irondequoit, NY 14617

$175,900

3 bd · 1.5 ba · 1,090 sqft · SingleFamily public records · 8 Days on market

Built 1926 6,534 sqft lot Est $252k · 30% 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 +11.4/30.0
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cape cod style home in West Irondequoit that blends warmth, charm & inviting curb appeal. The bright, sunny updated kitchen features plenty of cabinets, tile flooring, 1 year old quartz sink & countertops and is large enough for family gatherings. The refrigerator is included-the stove is not (seller is taking) The living room with wall to wall carpeting over hardwoods, showcases a gas fireplace and has newer front windows. A full bath as well as 2 bedrooms round out the first floor. These rooms have newer double hung windows and the wall-to-wall carpeting covers hardwoods. The second floor has a bedroom, half bath and bonus room - perfect for sitting room, offic

Key facts

• Cape cod style home
• Gas fireplace
• Large patio

Tags

• CAPE COD STYLE HOME
• UPDATED KITCHEN
• GAS FIREPLACE
• PARTIALLY FINISHED BASEMENT
• LARGE PATIO
• STUNNING PERENNIAL GARDENS

Property features AI

Exterior

• Parking: Detached garage with storage and electricity (approx. 1.5 car)
• Security: Owned security system
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story house; Existing construction
• Construction: Asphalt roof; Vinyl siding; Block foundation; Attic/crawl hatchway(s) insulated; Blown-in insulation; Spray foam insulation; Copper plumbing
• Exterior features: Blacktop driveway; Partial fencing; Patio; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Refrigerator; Eat-in layout; Quartz counters
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Hardwood; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Country-style kitchen; Quartz countertops; Thermal windows; Bedroom on main level; Has basement (partial finished)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-63 ($-751/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (0.2% below list).
• Recommended offer: $165k (6.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: 102 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,843 (6.3% 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 1926 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $251,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Armstrong Ave	0.00mi	3/1.5	1,090 (0%)	1mo	$258,000	$237	100
2042 N Clinton Ave	0.40mi	3/2.0	1,150 (+6%)	2mo	$275,000	$239	68
25 Maplehurst Rd	0.27mi	3/1.0	1,161 (+6%)	7mo	$290,000	$250	68
127 Barry Rd	0.21mi	2/2.0 (-1)	1,163 (+7%)	5mo	$200,000	$172	68
9 Burwell Rd	0.24mi	3/1.5	1,200 (+10%)	9mo	$277,500	$231	64
472 Barry Rd	0.62mi	2/1.0 (-1)	1,092 (+0%)	2mo	$270,740	$248	62
223 Navarre Rd	0.48mi	3/1.0	1,200 (+10%)	8mo	$210,000	$175	52
334 E Ridge Rd	0.66mi	3/1.0	1,176 (+8%)	4mo	$194,900	$166	50
209 Versailles Rd	0.57mi	3/1.0	1,175 (+8%)	10mo	$170,000	$145	50
78 Parkside Cres	0.67mi	3/1.0	1,175 (+8%)	8mo	$262,000	$223	47
105 Pontiac Dr	0.72mi	2/1.5 (-1)	1,144 (+5%)	9mo	$270,000	$236	45
107 Long Meadow Dr	0.63mi	3/1.5	1,245 (+14%)	6mo	$214,000	$172	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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-32,320
• Equity at exit: $26,227

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-32,587
• Equity at exit: $15,209

Cash invested: $49,252 (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: 102
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$922
• Tax from tax record: −$453 /mo · $5,438/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-63

Break-even live

Break-even rent $1,834

Max offer price $164,843

Occupancy floor 99%

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	0.38mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	43d	1	0.81mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	2d	4	0.92mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	0.99mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	1.00mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	1.02mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.03mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	1.08mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	1.08mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	23d	1	1.24mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	10d	1	1.33mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	1.37mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	1.48mi

Listing history 2 events

1. 2026-04-14
   status Pending
2. 2026-04-06
   listed $175,900 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: $5,438 · $453/mo
• Projected year-2 tax: $5,438 · $453/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 ≥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: $21,058
• − Mortgage interest: −$9,853
• − Property taxes: −$5,438
• − Insurance: −$880
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,117
• Taxable loss: −$3,599
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $113/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

• 2026-04-14 Pending — UNYREIS
• 2026-04-06 Listed $175,900 UNYREIS

Property tax history

+4.5%/yr

Latest (2025): $5,438 · +52.2% YoY. Source: county tax records.