3497 Saint Paul Blvd · Irondequoit, NY 14617

$174,900

4 bd · 1.5 ba · 1,730 sqft · SingleFamily public records · 8 Days on market

Built 1930 8,276 sqft lot Est $292k · 40% 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 +27.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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

A DIAMOND IN THE ROUGH - with a garage and driveway that face Winona Blvd!!!!! PACKED with potential, this QUINTESSENTIAL West Irondequoit home is just waiting for a little polish to truly shine. KEY major updates have been completed including: Roof (2018), Furnace (2024), Updated electric (2024) and Vinyl replacement windows on the first floor. A MUST SEE IN PERSON to truly appreciate the beauty of this home!!! Loaded with CHARM - Parlor style doors open to the SPACIOUS Living Room with a woodburning fireplace. An adjacent den/study LINED with windows allows LIGHT to fill your work from home space or morning coffee corner. Make mealtime memorable and serve comfort food to your crowd in the

Key facts

• Eat-in area
• Garage and driveway
• Adjacent den

Tags

• GARAGE AND DRIVEWAY
• MAJOR UPDATES
• VINYL REPLACEMENT WINDOWS
• WOODBURNING FIREPLACE
• ADJACENT DEN
• EAT-IN AREA

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Security: No security features provided
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: Two-story home; Existing/resale property
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 55 x 142

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Granite counters
• Bedrooms: Details not provided
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air cooling
• Interior features: Ceiling fan(s); Den; Separate/formal dining room; Separate/formal living room; Granite counters; 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 $175k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 9.8% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 35% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $134k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1930 — 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: 1.51% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $292,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Chestnut Hill Dr	0.23mi	4/1.5	1,784 (+3%)	6mo	$315,000	$177	79
22 Biltmore Dr	0.30mi	4/2.0	1,600 (-8%)	1mo	$365,000	$228	70
650 Winona Blvd	0.55mi	4/2.0	1,692 (-2%)	2mo	$275,000	$163	68
37 Montclair Dr	0.32mi	3/1.5 (-1)	1,634 (-6%)	7mo	$231,000	$141	65
56 Northwick Dr	0.29mi	3/2.5 (-1)	1,613 (-7%)	2mo	$360,000	$223	64
3242 Saint Paul Blvd	0.35mi	5/2.0 (+1)	1,860 (+8%)	0mo	$270,000	$145	64
404 List Ave	0.59mi	3/1.5 (-1)	1,744 (+1%)	6mo	$290,000	$166	61
196 Belmeade Rd	0.74mi	4/2.5	1,768 (+2%)	1mo	$315,000	$178	57
660 List Ave	0.65mi	4/2.5	1,576 (-9%)	2mo	$300,000	$190	49
129 Montclair Dr	0.45mi	3/1.5 (-1)	1,524 (-12%)	6mo	$257,000	$169	49
71 Curtice Rd	0.55mi	3/1.0 (-1)	1,975 (+14%)	1mo	$280,000	$142	43
25 Charlton Rd	0.71mi	3/2.0 (-1)	1,520 (-12%)	7mo	$229,900	$151	34

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $4,619
• Equity at exit: $26,078

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $47,195
• Equity at exit: $15,122

Cash invested: $48,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$917
• Tax from tax record: −$583 /mo · $6,995/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $513

Break-even live

Break-even rent $1,991

Max offer price $174,900

Occupancy floor 76%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	23d	1	0.13mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	3d	1	0.29mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	3d	1	0.35mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	21d	1	0.55mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	3d	1	1.43mi

Listing history 2 events

1. 2026-05-20
   listed $174,900 Active
2. 2009-10-28
   soldstatus $134,000

ⓘ 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: $6,995 · $583/mo
• Projected year-2 tax: $6,995 · $583/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: $31,692
• − Mortgage interest: −$9,797
• − Property taxes: −$6,995
• − Insurance: −$874
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$5,088
• Taxable income: $3,866
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $5,232/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

+30.5% since first listed

2 events — show timeline

• 2026-05-20 Listed $174,900 UNYREIS
• 2009-10-28 Sold (Public Records) $134,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,995 · +36.6% YoY. Source: county tax records.