361 Barry Rd · Irondequoit, NY 14617

$234,900

3 bd · 1.5 ba · 1,630 sqft · SingleFamily public records · 5 Days on market

Built 1948 8,712 sqft lot Est $300k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 1948 Colonial nestled in the heart of Irondequoit. Offering 1,630 square feet of classic character and thoughtful layout, this home sits on a spacious and beautifully maintained 0.20-acre lot. Step inside the front entryway and into a cozy foyer that sets the tone for the warmth and functionality throughout the home. Beyond the second set of doors, you’ll find a bright and inviting formal living room featuring large windows that flood the space with natural light and a classic wood-burning fireplace—perfect for cozy evenings or entertaining guests. Across the hall, the formal dining room also boasts abundant natural light and generous windows, creating a warm and welcoming atmosphere ideal for everyday meals or special occasions. Off the dining room is a well-appointed kitchen with plenty of space for a small table or center island, making it easy to enjoy casual dining or quick meals without sacrificing comfort or convenience. A nearby half bath adds to the home’s practicality, and direct access to the attached one-car garage makes grocery runs a breeze. Upstairs, a spacious hallway leads to the generous primary bedroom, a full bath, and two additional bedrooms—perfect for guests, a home office, or a growing household. Step outside to enjoy a private backyard oasis, complete with a patio and a fully fenced yard surrounded by lush greenery. Whether you’re relaxing with a book, hosting a barbecue, or letting pets play freely, this outdoor space offers something for everyone. Don’t miss the opportunity to own this lovingly maintained Colonial with timeless style and modern convenience in a fantastic Irondequoit location near the zoo, park, school and local shopping. Showings begin July 31st @9am and all offers are due Wednesday, August 6th @9am.

Key facts

• Formal dining room
• Eat in kitchen
• Arched door ways

Tags

• EAT IN KITCHEN
• FORMAL DINING ROOM
• BUILT IN CORNER CABINET
• PANED GLASS ENTRY DOOR
• ARCHED DOOR WAYS
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); Cable available
• Home design: 2-story house; Existing/resale property
• Construction: Cedar exterior; Copper plumbing; Asphalt roof; Block foundation; Built as existing structure
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Patio; Fully fenced yard; Rectangular residential lot; Near public transit; City street frontage; Lot dimensions approximately 61 x 145

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Refrigerator; Pantry; Eat-in kitchen layout
• Bedrooms: Total rooms: 6 (includes living and laundry areas)
• Flooring: Hardwood; Ceramic tile; Varied flooring types
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal living room; Separate/formal dining room; Eat-in kitchen; Pantry; Programmable thermostat; Thermal windows; Full basement with sump pump; One fireplace
• Laundry & utility: Washer and dryer; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-16 ($-192/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (13.4% below list).
• Recommended offer: $203k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Irondequoit High School (math 96% / reading 64%, grade A, #509 of 1,100 statewide, top 46%, 1,163 students, 33% FRL).
• Market conditions: 104 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $203,456 (13.4% 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 1948 — 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. 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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $299,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 Barry Rd	0.00mi	3/1.5	1,630 (0%)	1mo	$317,500	$195	99
105 Carol Dr	0.28mi	3/1.5	1,602 (-2%)	1mo	$250,000	$156	83
163 Rawlinson Rd	0.30mi	3/1.0	1,474 (-10%)	2mo	$290,000	$197	67
2036 N Clinton Ave	0.26mi	3/2.0	1,816 (+11%)	1mo	$275,000	$151	66
226 Barry Rd	0.20mi	4/2.0 (+1)	1,460 (-10%)	1mo	$300,000	$205	66
140 Rutledge Dr	0.47mi	3/2.0	1,776 (+9%)	2mo	$300,000	$169	60
79 Maplehurst Rd	0.68mi	3/1.5	1,520 (-7%)	1mo	$250,000	$164	56
556 Wimbledon Rd	0.42mi	3/2.5	1,420 (-13%)	1mo	$325,000	$229	54
2866 Saint Paul Blvd	0.62mi	3/1.5	1,785 (+10%)	3mo	$230,000	$129	53
112 Maplehurst Rd	0.65mi	3/1.5	1,386 (-15%)	1mo	$255,000	$184	44
20 Parr Cir	0.56mi	3/2.5	1,854 (+14%)	4mo	$335,000	$181	44
44 Maplehurst Rd	0.74mi	2/1.0 (-1)	1,415 (-13%)	2mo	$267,000	$189	35

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-39,055
• Equity at exit: $35,024

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-35,199
• Equity at exit: $20,310

Cash invested: $65,772 (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: 104
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-16

Break-even live

Break-even rent $2,055

Max offer price $232,579

Occupancy floor 96%

Sensitivity live

Price	-10% $146	-5% $65	+0% $-16	+5% $-97	+10% $-178
Rent	-10% $-177	-5% $-96	+0% $-16	+5% $64	+10% $145
Rate	-1.0pp $102	-0.5pp $44	base $-16	+0.5pp $-77	+1.0pp $-139

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	0.43mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	23d	1	0.83mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	4d	1	1.18mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	12d	1	1.26mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	25d	1	1.26mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	1.28mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	5d	1	1.31mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	1.31mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	46d	1	1.34mi

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   listed $234,900 Active
3. 2025-09-11
   soldstatus $302,000
4. 2025-09-10
   soldstatus $302,000 Closed 1834-char remark

   Show marketing remark (1834 chars)

   Welcome to this charming 1948 Colonial nestled in the heart of Irondequoit. Offering 1,630 square feet of classic character and thoughtful layout, this home sits on a spacious and beautifully maintained 0.20-acre lot. Step inside the front entryway and into a cozy foyer that sets the tone for the warmth and functionality throughout the home. Beyond the second set of doors, you’ll find a bright and inviting formal living room featuring large windows that flood the space with natural light and a classic wood-burning fireplace—perfect for cozy evenings or entertaining guests. Across the hall, the formal dining room also boasts abundant natural light and generous windows, creating a warm and welcoming atmosphere ideal for everyday meals or special occasions. Off the dining room is a well-appointed kitchen with plenty of space for a small table or center island, making it easy to enjoy casual dining or quick meals without sacrificing comfort or convenience. A nearby half bath adds to the home’s practicality, and direct access to the attached one-car garage makes grocery runs a breeze. Upstairs, a spacious hallway leads to the generous primary bedroom, a full bath, and two additional bedrooms—perfect for guests, a home office, or a growing household. Step outside to enjoy a private backyard oasis, complete with a patio and a fully fenced yard surrounded by lush greenery. Whether you’re relaxing with a book, hosting a barbecue, or letting pets play freely, this outdoor space offers something for everyone. Don’t miss the opportunity to own this lovingly maintained Colonial with timeless style and modern convenience in a fantastic Irondequoit location near the zoo, park, school and local shopping. Showings begin July 31st @9am and all offers are due Wednesday, August 6th @9am.

5. 2025-08-08
   status Pending 1834-char remark

   Show marketing remark (1834 chars)

   Welcome to this charming 1948 Colonial nestled in the heart of Irondequoit. Offering 1,630 square feet of classic character and thoughtful layout, this home sits on a spacious and beautifully maintained 0.20-acre lot. Step inside the front entryway and into a cozy foyer that sets the tone for the warmth and functionality throughout the home. Beyond the second set of doors, you’ll find a bright and inviting formal living room featuring large windows that flood the space with natural light and a classic wood-burning fireplace—perfect for cozy evenings or entertaining guests. Across the hall, the formal dining room also boasts abundant natural light and generous windows, creating a warm and welcoming atmosphere ideal for everyday meals or special occasions. Off the dining room is a well-appointed kitchen with plenty of space for a small table or center island, making it easy to enjoy casual dining or quick meals without sacrificing comfort or convenience. A nearby half bath adds to the home’s practicality, and direct access to the attached one-car garage makes grocery runs a breeze. Upstairs, a spacious hallway leads to the generous primary bedroom, a full bath, and two additional bedrooms—perfect for guests, a home office, or a growing household. Step outside to enjoy a private backyard oasis, complete with a patio and a fully fenced yard surrounded by lush greenery. Whether you’re relaxing with a book, hosting a barbecue, or letting pets play freely, this outdoor space offers something for everyone. Don’t miss the opportunity to own this lovingly maintained Colonial with timeless style and modern convenience in a fantastic Irondequoit location near the zoo, park, school and local shopping. Showings begin July 31st @9am and all offers are due Wednesday, August 6th @9am.

6. 2025-07-30
   listed $229,900 Active 1834-char remark

   Show marketing remark (1834 chars)

   Welcome to this charming 1948 Colonial nestled in the heart of Irondequoit. Offering 1,630 square feet of classic character and thoughtful layout, this home sits on a spacious and beautifully maintained 0.20-acre lot. Step inside the front entryway and into a cozy foyer that sets the tone for the warmth and functionality throughout the home. Beyond the second set of doors, you’ll find a bright and inviting formal living room featuring large windows that flood the space with natural light and a classic wood-burning fireplace—perfect for cozy evenings or entertaining guests. Across the hall, the formal dining room also boasts abundant natural light and generous windows, creating a warm and welcoming atmosphere ideal for everyday meals or special occasions. Off the dining room is a well-appointed kitchen with plenty of space for a small table or center island, making it easy to enjoy casual dining or quick meals without sacrificing comfort or convenience. A nearby half bath adds to the home’s practicality, and direct access to the attached one-car garage makes grocery runs a breeze. Upstairs, a spacious hallway leads to the generous primary bedroom, a full bath, and two additional bedrooms—perfect for guests, a home office, or a growing household. Step outside to enjoy a private backyard oasis, complete with a patio and a fully fenced yard surrounded by lush greenery. Whether you’re relaxing with a book, hosting a barbecue, or letting pets play freely, this outdoor space offers something for everyone. Don’t miss the opportunity to own this lovingly maintained Colonial with timeless style and modern convenience in a fantastic Irondequoit location near the zoo, park, school and local shopping. Showings begin July 31st @9am and all offers are due Wednesday, August 6th @9am.

7. 1994-08-02
   soldstatus $84,000
8. 1993-10-28
   soldstatus $83,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,415
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$6,833
• Taxable loss: −$4,181
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $811/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

+181.3% since first listed

8 events — show timeline

• 2026-04-15 Pending — UNYREIS
• 2026-04-09 Listed $234,900 UNYREIS
• 2025-09-11 Sold (Public Records) $302,000 Public Records
• 2025-09-10 Sold (MLS) $302,000 UNYREIS
• 2025-08-08 Pending — UNYREIS
• 2025-07-30 Listed $229,900 UNYREIS
• 1994-08-02 Sold (Public Records) $84,000 Public Records
• 1993-10-28 Sold (Public Records) $83,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $12,429 · +0.8% YoY. Source: county tax records.