258 Oakdale Dr · Irondequoit, NY 14580

$219,900

4 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 9 Days on market

Built 1954 0.30 ac lot Est $285k · 23% under

---

Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Never before available! Current owner has lovingly cared for and maintained this mid-century Cape Cod (built 1954) for the past 72 years! Furnace and central air conditioning approximately 2 years old, hot water tank approximately 4 years old. Over the years a combination dining area and family room addition was added with a gas fireplace adjacent to the kitchen with solid surface counter tops, a breakfast bar and newer appliances. Slider from the family room leads out to a deck and patio with a post type natural gas grill. Never run out of propane gas again while you're grilling dinner. Although currently there is wall to wall carpeting in the house there are hardwood floors in all of the

Key facts

• Family room addition
• Newer appliances
• Dining area

Tags

• DINING AREA
• FAMILY ROOM ADDITION
• GAS FIREPLACE
• SOLID SURFACE COUNTER TOPS
• BREAKFAST BAR
• NEWER APPLIANCES

Property features AI

Exterior

• Parking: Attached garage with electric and garage door opener (1 car)
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Single-story home; Resale property; City street frontage; Rectangular residential lot (approx. 0.3 acre, 83x160)
• Construction: Vinyl siding; Asphalt roof; Block foundation; Copper plumbing; Existing (previously built)
• Exterior features: Blacktop driveway; Deck; Patio; Fully fenced yard; Gas grill; Shed(s) / storage

Interior

• Kitchen: Convection oven; Gas oven; Gas range; Range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan; Solid surface counters; Eat-in kitchen / breakfast bar
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Sliding glass door(s); Solid surface counters; Window treatments; Programmable thermostat; Drapes; Thermal windows; Sliding doors; Has fireplace (1)
• Laundry & utility: Washer and dryer included; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.0% 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.
• 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); 243 active listings in the ZIP; 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 $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $285,192
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
788 Dewitt Rd	0.10mi	4/1.0	1,237 (+1%)	12mo	$273,000	$221	82
268 Volk Rd	0.11mi	3/1.5 (-1)	1,152 (-6%)	12mo	$305,000	$265	70
758 Dewitt Rd	0.27mi	3/1.0 (-1)	1,163 (-5%)	6mo	$250,000	$215	67
875 Bay Rd	0.30mi	3/2.0 (-1)	1,240 (+1%)	21mo	$225,600	$182	59
832 Dewitt Rd	0.09mi	3/2.5 (-1)	1,326 (+8%)	20mo	$240,000	$181	56
208 Oakwood Ln	0.30mi	3/1.0 (-1)	1,308 (+7%)	14mo	$305,000	$233	56
288 Princeton Rd	0.28mi	3/1.0 (-1)	1,149 (-6%)	22mo	$267,900	$233	52
838 Chestnut Bnd	0.18mi	3/2.0 (-1)	1,040 (-15%)	10mo	$273,000	$263	51
283 Colorado Dr	0.35mi	3/1.5 (-1)	1,080 (-12%)	14mo	$222,000	$206	48
284 Woodruff Dr	0.56mi	3/1.0 (-1)	1,104 (-10%)	10mo	$277,000	$251	42
260 Colonial Dr	0.30mi	3/2.0 (-1)	1,054 (-14%)	20mo	$270,000	$256	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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-17,664
• Equity at exit: $32,788

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,872
• Equity at exit: $19,013

Cash invested: $61,572 (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 14580

• Rents YoY: 2.4%
• Active inventory: 243
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$333 /mo · $3,990/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $304

Break-even live

Break-even rent $1,997

Max offer price $219,900

Occupancy floor 82%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $219,900 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: $3,990 · $333/mo
• Projected year-2 tax: $3,990 · $333/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 · 16 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: $28,580
• − Mortgage interest: −$12,318
• − Property taxes: −$3,990
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$6,397
• Taxable income: $203
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $3,602/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

• 2026-04-30 Pending — UNYREIS
• 2026-04-21 Listed $219,900 UNYREIS

Property tax history

+5.1%/yr

Latest (2025): $3,990 · +54.2% YoY. Source: county tax records.