436 Brookwood Dr · Irondequoit, NY 14580

$299,900

3 bd · 1.5 ba · 1,690 sqft · SingleFamily public records · 6 Days on market

Built 1961 0.41 ac lot $177/sqft · 20% below area Est $409k · 27% 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 +7.7/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Meticulously maintained by the same owners for 46 years, this move-in ready 3-bedroom, 2 full bath split-level home in Webster reflects true pride of ownership throughout. Beautiful hardwood floors highlight the living room and dining area with sliders leading to the 3-season porch. The updated kitchen features oak cabinets with soft-close, granite countertops, ceramic tile flooring, and backsplash, along with newer stainless-steel stove, refrigerator, and microwave. The lower-level family room offers additional living space with a dedicated office area, electric fireplace and a full bath with walk-in shower. The laundry room provides convenient access to the backyard. Both bathrooms have b

Key facts

• Updated kitchen
• Walk-in shower
• Granite countertops

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN SHOWER
• COMPLETE TEAR-OFF ROOF
• SKYLIGHTS

Property features AI

Finance

• Other: Lot is approximately 0.41 acres (100 x 180), rectangular and wooded; Below-grade finished area present

Exterior

• Parking: Attached garage with approximately 2.5 garage spaces; Driveway; Garage door opener; Garage storage
• Utilities: Electric connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Existing/resale property
• Construction: Asphalt architectural shingle roof; Vinyl siding; Block foundation; Attic/crawl hatchway(s) insulated; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Porch; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator; Granite counters; Pantry
• Flooring: Ceramic tile; Hardwood; Laminate; Resilient; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Den; Entrance foyer; Separate/formal living room; Granite counters; Home office; Pantry; Sliding glass door(s); Programmable thermostat; Workshop; Thermal windows; Sliding doors; Low threshold shower; Has fireplace (1)
• Laundry & utility: Upper-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.5% below list).
• Recommended offer: $232k (22.5% below list) — sets the bar for 1% rule.

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.
• Webster Central School District (suburban): math 62% / reading 63% proficiency, ranked #184 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.4%/yr); 242 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $232,350 (22.5% 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 10.8

CMA / ARV

• ARV (median comp): $409,356
• List price: $299,900
• Delta: -26.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 Brookwood Dr	0.02mi	4/2.0 (+1)	1,594 (-6%)	16mo	$362,000	$227	70
460 Thomar Dr	0.31mi	4/2.0 (+1)	1,666 (-1%)	13mo	$415,000	$249	66
410 Thomar Dr	0.40mi	3/1.5	1,575 (-7%)	9mo	$308,000	$196	63
256 Volk Rd	0.49mi	3/1.0	1,603 (-5%)	11mo	$295,000	$184	58
823 Chestnut Bnd	0.34mi	4/2.0 (+1)	1,530 (-10%)	8mo	$336,000	$220	54
263 Volk Rd	0.43mi	3/1.5	1,508 (-11%)	10mo	$310,000	$206	54
787 Dewitt Rd	0.57mi	4/2.0 (+1)	1,608 (-5%)	7mo	$155,000	$96	52
286 Park Lane Dr	0.38mi	3/2.0	1,476 (-13%)	10mo	$305,000	$207	51
458 Ridge Rd	0.73mi	3/2.0	1,755 (+4%)	10mo	$255,000	$145	50
250 Norwood Cir	0.52mi	4/2.0 (+1)	1,491 (-12%)	3mo	$360,000	$241	47
611 Galbro Cir	0.73mi	3/2.5	1,772 (+5%)	9mo	$380,000	$214	46
746 Dewitt Rd	0.68mi	4/3.0 (+1)	1,843 (+9%)	10mo	$262,500	$142	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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.14×
• Total profit: $-72,097
• Equity at exit: $44,716

10-year hold

• IRR: -23.7%
• Equity multiple: -0.15×
• Total profit: $-96,739
• Equity at exit: $25,930

Cash invested: $83,972 (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 14580

• Rents YoY: 2.4%
• Active inventory: 242
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$486 /mo · $5,831/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-348

Break-even live

Break-even rent $2,764

Max offer price $238,427

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-263	+0% $-348	+5% $-433	+10% $-518
Rent	-10% $-532	-5% $-440	+0% $-348	+5% $-256	+10% $-164
Rate	-1.0pp $-197	-0.5pp $-272	base $-348	+0.5pp $-426	+1.0pp $-505

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Willow Point Way Webster, NY	2.0	1.5	1150	$2,439	$2.12	4d	1	1.21mi
17 Windridge Dr Webster, NY	2.0	1.5	1150	$2,439	$2.12	4d	1	1.25mi

Listing history 2 events

1. 2026-05-05
   status Pending 1542-char remark
2. 2026-04-29
   listed $299,900 Active 1542-char remark

ⓘ 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: $5,831 · $486/mo
• Projected year-2 tax: $5,831 · $486/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: $27,882
• − Mortgage interest: −$16,799
• − Property taxes: −$5,831
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$8,724
• Taxable loss: −$9,433
• Est. tax savings @ 24.0%: +$2,264
• After-tax cash flow: $-1,912/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: Webster Central School District
• NCES district ID: 3630360
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $71,221
• Composite: 55.18/100
• National rank: #1273
• State rank: #184 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

• County: Monroe County · 674,131 people
• City population: 74,252
• Metro: Rochester, NY
• Population (ZIP): 54,180
• Household income: $98,310
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1325.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Subsaharan African 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -154.52%
• Current HPI: 266.2145
• Rent YoY: ▲ 2.38%
• 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

• 2026-05-05 Pending — UNYREIS
• 2026-04-29 Listed $299,900 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $5,831 · +33.1% YoY. Source: county tax records.