173 Coolidge Rd · Irondequoit, NY 14622

$169,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 7 Days on market

Built 1939 6,098 sqft lot Est $251k · 32% under

---

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 +12.0/30.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARM GALORE WITH MANY UPDATES! Living room has gas fireplace w/ built-in shelving which leads to freshly painted dining room w/ corner cabinet & kitchen w/ new (2018): disposal, dishwasher & gas stove. 2 bdrms on 1st floor w/ updated bathroom. Fresh paint & carpeted stairs (11/18) leads to 3rd bdrm or bonus room/office/playroom w/ add'l storage space. Large dry basement (floor painted Nov 18). Addt'l updates incl: Water Tank & all harwoods refinished 11/18, French Drain/grading/landscaping & driveway sealed - 2018; Washer & Gas Dryer - 2015 (electric outlet is avail); Updated Electric Panel w/ whole house surge protection-Fall 2015; Brick patio - Summer 2018. Greenlight Internet avail on street. Large shed w/ add'l storage. Partially fenced yard. HURRY, YOU DON'T WANT TO MISS THIS ONE!!

Key facts

• Large dry basement
• Gas fireplace
• Bonus room

Tags

• GAS FIREPLACE
• BUILT-IN SHELVING
• UPDATED KITCHEN
• SPACIOUS THIRD BEDROOM
• BONUS ROOM
• LARGE DRY BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Circular driveway; Driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; PEX plumbing; Membrane, rubber, and shingle roof options; Block foundation; Built (existing)
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Combined living and dining area; Bedroom on main level; Partially finished basement; One fireplace
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-40 ($-484/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (4.2% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $163k (4.2% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Zoned schools: Ivan L Green Primary School (328 students, 58% FRL); East Irondequoit Middle School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 676 students, 61% FRL); Eastridge Senior High School (math 93% / reading 82%, grade A, #304 of 1,100 statewide, top 28%, 850 students, 56% FRL).
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the East Irondequoit Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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.
• Current owner paid $113k; list at $170k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,779 (4.2% 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 1939 — 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: 1.01% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $250,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Coolidge Rd	0.21mi	3/1.5	1,369 (+7%)	1mo	$275,000	$201	76
2340 Titus Ave	0.36mi	3/1.5	1,333 (+4%)	1mo	$255,000	$191	74
320 Winfield Rd	0.50mi	2/1.0 (-1)	1,284 (+0%)	2mo	$300,000	$234	70
385 Pemberton Rd	0.20mi	3/2.0	1,395 (+9%)	4mo	$192,500	$138	68
78 Hartsdale Rd	0.37mi	4/1.0 (+1)	1,352 (+6%)	2mo	$185,000	$137	67
234 Pemberton Rd	0.29mi	3/2.0	1,417 (+11%)	1mo	$350,000	$247	63
226 Peart Ave	0.47mi	3/1.5	1,174 (-8%)	5mo	$220,000	$187	58
260 Point Pleasant Rd	0.68mi	3/2.5	1,264 (-1%)	4mo	$365,000	$289	57
163 Park Rd	0.65mi	3/2.0	1,221 (-5%)	2mo	$290,000	$238	56
286 Filon Ave	0.51mi	3/1.5	1,409 (+10%)	3mo	$235,000	$167	55
388 Orland Rd	0.55mi	3/1.0	1,128 (-12%)	4mo	$221,000	$196	51
1975 Titus Ave	0.68mi	3/2.0	1,461 (+14%)	2mo	$225,000	$154	39

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-29,937
• Equity at exit: $25,333

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-28,716
• Equity at exit: $14,690

Cash invested: $47,572 (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 14622

• Home prices YoY: -8.1%
• Active inventory: 48
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$434 /mo · $5,207/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-40

Break-even live

Break-even rent $1,767

Max offer price $162,779

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $8	+0% $-40	+5% $-88	+10% $-136
Rent	-10% $-176	-5% $-108	+0% $-40	+5% $27	+10% $95
Rate	-1.0pp $45	-0.5pp $3	base $-40	+0.5pp $-84	+1.0pp $-129

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	4d	12	0.94mi

Listing history 15 events

1. 2026-06-03
   statusdays on market $169,900 Pending 7 DOM
2. 2026-06-03
   days on market $169,900 Active 6 DOM
3. 2026-06-01
   days on market $169,900 Active 5 DOM
4. 2026-05-31
   days on market $169,900 Active 4 DOM
5. 2026-05-27
   listed $169,900 Active
6. 2019-02-15
   soldstatus $113,000 Closed Sale or Rented 834-char remark

   Show marketing remark (834 chars)

   CHARM GALORE WITH MANY UPDATES! Living room has gas fireplace w/ built-in shelving which leads to freshly painted dining room w/ corner cabinet & kitchen w/ new (2018): disposal, dishwasher & gas stove. 2 bdrms on 1st floor w/ updated bathroom. Fresh paint & carpeted stairs (11/18) leads to 3rd bdrm or bonus room/office/playroom w/ add'l storage space. Large dry basement (floor painted Nov 18). Addt'l updates incl: Water Tank & all harwoods refinished 11/18, French Drain/grading/landscaping & driveway sealed - 2018; Washer & Gas Dryer - 2015 (electric outlet is avail); Updated Electric Panel w/ whole house surge protection-Fall 2015; Brick patio - Summer 2018. Greenlight Internet avail on street. Large shed w/ add'l storage. Partially fenced yard. HURRY, YOU DON'T WANT TO MISS THIS ONE!!

7. 2019-02-14
   soldstatus $113,000
8. 2019-02-12
   status Pending Sale 834-char remark

   Show marketing remark (834 chars)

   CHARM GALORE WITH MANY UPDATES! Living room has gas fireplace w/ built-in shelving which leads to freshly painted dining room w/ corner cabinet & kitchen w/ new (2018): disposal, dishwasher & gas stove. 2 bdrms on 1st floor w/ updated bathroom. Fresh paint & carpeted stairs (11/18) leads to 3rd bdrm or bonus room/office/playroom w/ add'l storage space. Large dry basement (floor painted Nov 18). Addt'l updates incl: Water Tank & all harwoods refinished 11/18, French Drain/grading/landscaping & driveway sealed - 2018; Washer & Gas Dryer - 2015 (electric outlet is avail); Updated Electric Panel w/ whole house surge protection-Fall 2015; Brick patio - Summer 2018. Greenlight Internet avail on street. Large shed w/ add'l storage. Partially fenced yard. HURRY, YOU DON'T WANT TO MISS THIS ONE!!

9. 2018-12-19
   status Under Contract- Do Not Show 834-char remark

   Show marketing remark (834 chars)

   CHARM GALORE WITH MANY UPDATES! Living room has gas fireplace w/ built-in shelving which leads to freshly painted dining room w/ corner cabinet & kitchen w/ new (2018): disposal, dishwasher & gas stove. 2 bdrms on 1st floor w/ updated bathroom. Fresh paint & carpeted stairs (11/18) leads to 3rd bdrm or bonus room/office/playroom w/ add'l storage space. Large dry basement (floor painted Nov 18). Addt'l updates incl: Water Tank & all harwoods refinished 11/18, French Drain/grading/landscaping & driveway sealed - 2018; Washer & Gas Dryer - 2015 (electric outlet is avail); Updated Electric Panel w/ whole house surge protection-Fall 2015; Brick patio - Summer 2018. Greenlight Internet avail on street. Large shed w/ add'l storage. Partially fenced yard. HURRY, YOU DON'T WANT TO MISS THIS ONE!!

10. 2018-12-11
    price $112,900 834-char remark

    Show marketing remark (834 chars)

    CHARM GALORE WITH MANY UPDATES! Living room has gas fireplace w/ built-in shelving which leads to freshly painted dining room w/ corner cabinet & kitchen w/ new (2018): disposal, dishwasher & gas stove. 2 bdrms on 1st floor w/ updated bathroom. Fresh paint & carpeted stairs (11/18) leads to 3rd bdrm or bonus room/office/playroom w/ add'l storage space. Large dry basement (floor painted Nov 18). Addt'l updates incl: Water Tank & all harwoods refinished 11/18, French Drain/grading/landscaping & driveway sealed - 2018; Washer & Gas Dryer - 2015 (electric outlet is avail); Updated Electric Panel w/ whole house surge protection-Fall 2015; Brick patio - Summer 2018. Greenlight Internet avail on street. Large shed w/ add'l storage. Partially fenced yard. HURRY, YOU DON'T WANT TO MISS THIS ONE!!

11. 2018-11-20
    listed $115,000 Active 834-char remark

    Show marketing remark (834 chars)

    CHARM GALORE WITH MANY UPDATES! Living room has gas fireplace w/ built-in shelving which leads to freshly painted dining room w/ corner cabinet & kitchen w/ new (2018): disposal, dishwasher & gas stove. 2 bdrms on 1st floor w/ updated bathroom. Fresh paint & carpeted stairs (11/18) leads to 3rd bdrm or bonus room/office/playroom w/ add'l storage space. Large dry basement (floor painted Nov 18). Addt'l updates incl: Water Tank & all harwoods refinished 11/18, French Drain/grading/landscaping & driveway sealed - 2018; Washer & Gas Dryer - 2015 (electric outlet is avail); Updated Electric Panel w/ whole house surge protection-Fall 2015; Brick patio - Summer 2018. Greenlight Internet avail on street. Large shed w/ add'l storage. Partially fenced yard. HURRY, YOU DON'T WANT TO MISS THIS ONE!!

12. 2011-08-03
    soldstatus $89,000 618-char remark

    Show marketing remark (618 chars)

    DAZZLE! CHARM! CHARISMA! Period CHARACTER w/ Modern UPDATES! Kit w/ NEW Lam Flr/Wind/Hdrware/Appli! FRML DR w/ CORNER CAB & FRENCH Dr Entrance! FRML LR w/ GAS FPLC Embraced by STUNNING BUILT-IN Shelving Crowned w/ ORIG Gridded Wind! 2/3 BR w/ NEW WIND 1st Flr! 3rd BR/2nd Flr Offers POTENTIAL for Mstr BR/Ba/Den/Off/PlayRm/HobbyRm w/ Add STORAGE SPACE! UPDTD Ba w/ NEW Vanity/Med Cab!1st Flr HARDWOODS! QUAINT SUN PORCH to Relax, Enjoy Conversation or Your Favorite Book! NEW Front Ext Entrance & Landscaping! Furn 2004/Driveway Seal 2010/Roof 7 Yrs! Partially FENCED YARD! NEWER Gar! ADORABLE! WELCOME HOME!

13. 2011-08-03
    soldstatus $89,000

    Show marketing remark (618 chars)

    DAZZLE! CHARM! CHARISMA! Period CHARACTER w/ Modern UPDATES! Kit w/ NEW Lam Flr/Wind/Hdrware/Appli! FRML DR w/ CORNER CAB & FRENCH Dr Entrance! FRML LR w/ GAS FPLC Embraced by STUNNING BUILT-IN Shelving Crowned w/ ORIG Gridded Wind! 2/3 BR w/ NEW WIND 1st Flr! 3rd BR/2nd Flr Offers POTENTIAL for Mstr BR/Ba/Den/Off/PlayRm/HobbyRm w/ Add STORAGE SPACE! UPDTD Ba w/ NEW Vanity/Med Cab!1st Flr HARDWOODS! QUAINT SUN PORCH to Relax, Enjoy Conversation or Your Favorite Book! NEW Front Ext Entrance & Landscaping! Furn 2004/Driveway Seal 2010/Roof 7 Yrs! Partially FENCED YARD! NEWER Gar! ADORABLE! WELCOME HOME!

14. 2011-05-16
    listed $89,900 618-char remark

    Show marketing remark (618 chars)

    DAZZLE! CHARM! CHARISMA! Period CHARACTER w/ Modern UPDATES! Kit w/ NEW Lam Flr/Wind/Hdrware/Appli! FRML DR w/ CORNER CAB & FRENCH Dr Entrance! FRML LR w/ GAS FPLC Embraced by STUNNING BUILT-IN Shelving Crowned w/ ORIG Gridded Wind! 2/3 BR w/ NEW WIND 1st Flr! 3rd BR/2nd Flr Offers POTENTIAL for Mstr BR/Ba/Den/Off/PlayRm/HobbyRm w/ Add STORAGE SPACE! UPDTD Ba w/ NEW Vanity/Med Cab!1st Flr HARDWOODS! QUAINT SUN PORCH to Relax, Enjoy Conversation or Your Favorite Book! NEW Front Ext Entrance & Landscaping! Furn 2004/Driveway Seal 2010/Roof 7 Yrs! Partially FENCED YARD! NEWER Gar! ADORABLE! WELCOME HOME!

15. 2007-11-21
    soldstatus $90,000

ⓘ 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: $5,207 · $434/mo
• Projected year-2 tax: $5,207 · $434/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: $20,588
• − Mortgage interest: −$9,517
• − Property taxes: −$5,207
• − Insurance: −$850
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$4,943
• Taxable loss: −$3,222
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $290/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): 12,574
• Household income: $75,439
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 240.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Black 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 8% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 2%

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: ▼ -23.93%
• Current HPI: 271.5626
• 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

+88.8% since first listed

11 events — show timeline

• 2026-05-27 Listed $169,900 UNYREIS
• 2019-02-15 Sold (MLS) $113,000 UNYREIS
• 2019-02-14 Sold (Public Records) $113,000 Public Records
• 2019-02-12 Pending — UNYREIS
• 2018-12-19 Pending — UNYREIS
• 2018-12-11 Price Changed $112,900 UNYREIS
• 2018-11-20 Listed $115,000 UNYREIS
• 2011-08-03 Sold (Public Records) $89,000 Public Records
• 2011-08-03 Sold (MLS) $89,000 UNYREIS
• 2011-05-16 Listed $89,900 UNYREIS
• 2007-11-21 Sold (Public Records) $90,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,207 · +1.4% YoY. Source: county tax records.