36 Taft Ave · Irondequoit, NY 14609

$99,900

4 bd · 2.0 ba · 1,249 sqft · Townhouse public records · 11 Days on market

Built 1923 3,049 sqft lot Est $105k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY KNOCKING!! This 2-Unit Multifamily home is already tenant occupied. NEWLY REMODELED Kitchens, Baths, Flooring, Plumbing, paint and MORE!! NEW in 2012 is the Architectural Roof, Vinyl Siding, BOTH Furnaces & BOTH Hot Water Heaters. Located in the East Irondequoit School District, North Goodman Park Community and just MINUTES from Route 104 and RGH. DON'T MISS THIS OPPORTUNITY!!! Delayed showings and negotiations until Group Showing (THIS IS NOT PUBLIC OPEN HOUSE) Wednesday 4/25/18 from 5pm-7pm. ALL BUYERS ARE TO BE ACCOMPANIED BY AN AGENT, OR AGENT MUST REGISTER THEIR CLIENT WITH LIST AGENT!!! All offers will be reviewed 4/26/18 @ 5pm.

Key facts

• Strong cash flow
• Separate utilities
• Tear-off roof

Tags

• INVESTMENT OPPORTUNITY
• STRONG CASH FLOW
• MAJOR CAPITAL IMPROVEMENTS
• TEAR-OFF ROOF
• SEPARATE UTILITIES
• MULTIPLE ADJACENT LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.5% 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.
• Market conditions: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $691 of loan paydown is wiped out by about $3k 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 + 7.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1923 — 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: 1.84% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.75%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $104,916
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 N Goodman St	0.14mi	4/2.0	1,365 (+9%)	9mo	$115,000	$84	71

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.50×
• Total profit: $41,961
• Equity at exit: $14,895

10-year hold

• IRR: 42.9%
• Equity multiple: 6.09×
• Total profit: $142,399
• Equity at exit: $8,638

Cash invested: $27,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $763

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 54%

Sensitivity live

Price	-10% $832	-5% $798	+0% $763	+5% $729	+10% $694
Rent	-10% $618	-5% $691	+0% $763	+5% $836	+10% $909
Rate	-1.0pp $814	-0.5pp $789	base $763	+0.5pp $737	+1.0pp $711

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	0.42mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.69mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	0.75mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	4d	1	0.76mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.84mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.93mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	1.06mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.09mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	1.12mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	1.35mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	1.37mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.47mi

Listing history 20 events

1. 2026-03-28
   status Pending
2. 2026-03-26
   historical Active Under Contract
3. 2026-03-17
   listed $99,900 Active
4. 2018-06-04
   soldstatus $102,000
5. 2018-06-01
   soldstatus $109,900 Closed Sale or Rented 669-char remark

   Show marketing remark (669 chars)

   GREAT OPPORTUNITY KNOCKING!! This 2-Unit Multifamily home is already tenant occupied. NEWLY REMODELED Kitchens, Baths, Flooring, Plumbing, paint and MORE!! NEW in 2012 is the Architectural Roof, Vinyl Siding, BOTH Furnaces & BOTH Hot Water Heaters. Located in the East Irondequoit School District, North Goodman Park Community and just MINUTES from Route 104 and RGH. DON'T MISS THIS OPPORTUNITY!!! Delayed showings and negotiations until Group Showing (THIS IS NOT PUBLIC OPEN HOUSE) Wednesday 4/25/18 from 5pm-7pm. ALL BUYERS ARE TO BE ACCOMPANIED BY AN AGENT, OR AGENT MUST REGISTER THEIR CLIENT WITH LIST AGENT!!! All offers will be reviewed 4/26/18 @ 5pm.

6. 2018-04-27
   status Active 669-char remark

   Show marketing remark (669 chars)

   GREAT OPPORTUNITY KNOCKING!! This 2-Unit Multifamily home is already tenant occupied. NEWLY REMODELED Kitchens, Baths, Flooring, Plumbing, paint and MORE!! NEW in 2012 is the Architectural Roof, Vinyl Siding, BOTH Furnaces & BOTH Hot Water Heaters. Located in the East Irondequoit School District, North Goodman Park Community and just MINUTES from Route 104 and RGH. DON'T MISS THIS OPPORTUNITY!!! Delayed showings and negotiations until Group Showing (THIS IS NOT PUBLIC OPEN HOUSE) Wednesday 4/25/18 from 5pm-7pm. ALL BUYERS ARE TO BE ACCOMPANIED BY AN AGENT, OR AGENT MUST REGISTER THEIR CLIENT WITH LIST AGENT!!! All offers will be reviewed 4/26/18 @ 5pm.

7. 2018-04-27
   historical 669-char remark

   Show marketing remark (669 chars)

   GREAT OPPORTUNITY KNOCKING!! This 2-Unit Multifamily home is already tenant occupied. NEWLY REMODELED Kitchens, Baths, Flooring, Plumbing, paint and MORE!! NEW in 2012 is the Architectural Roof, Vinyl Siding, BOTH Furnaces & BOTH Hot Water Heaters. Located in the East Irondequoit School District, North Goodman Park Community and just MINUTES from Route 104 and RGH. DON'T MISS THIS OPPORTUNITY!!! Delayed showings and negotiations until Group Showing (THIS IS NOT PUBLIC OPEN HOUSE) Wednesday 4/25/18 from 5pm-7pm. ALL BUYERS ARE TO BE ACCOMPANIED BY AN AGENT, OR AGENT MUST REGISTER THEIR CLIENT WITH LIST AGENT!!! All offers will be reviewed 4/26/18 @ 5pm.

8. 2018-04-23
   historical 669-char remark

   Show marketing remark (669 chars)

   GREAT OPPORTUNITY KNOCKING!! This 2-Unit Multifamily home is already tenant occupied. NEWLY REMODELED Kitchens, Baths, Flooring, Plumbing, paint and MORE!! NEW in 2012 is the Architectural Roof, Vinyl Siding, BOTH Furnaces & BOTH Hot Water Heaters. Located in the East Irondequoit School District, North Goodman Park Community and just MINUTES from Route 104 and RGH. DON'T MISS THIS OPPORTUNITY!!! Delayed showings and negotiations until Group Showing (THIS IS NOT PUBLIC OPEN HOUSE) Wednesday 4/25/18 from 5pm-7pm. ALL BUYERS ARE TO BE ACCOMPANIED BY AN AGENT, OR AGENT MUST REGISTER THEIR CLIENT WITH LIST AGENT!!! All offers will be reviewed 4/26/18 @ 5pm.

9. 2018-04-18
   listed $109,900 Active 669-char remark

   Show marketing remark (669 chars)

   GREAT OPPORTUNITY KNOCKING!! This 2-Unit Multifamily home is already tenant occupied. NEWLY REMODELED Kitchens, Baths, Flooring, Plumbing, paint and MORE!! NEW in 2012 is the Architectural Roof, Vinyl Siding, BOTH Furnaces & BOTH Hot Water Heaters. Located in the East Irondequoit School District, North Goodman Park Community and just MINUTES from Route 104 and RGH. DON'T MISS THIS OPPORTUNITY!!! Delayed showings and negotiations until Group Showing (THIS IS NOT PUBLIC OPEN HOUSE) Wednesday 4/25/18 from 5pm-7pm. ALL BUYERS ARE TO BE ACCOMPANIED BY AN AGENT, OR AGENT MUST REGISTER THEIR CLIENT WITH LIST AGENT!!! All offers will be reviewed 4/26/18 @ 5pm.

10. 2017-04-20
    soldstatus $71,000
11. 2017-02-21
    historical
12. 2017-02-13
    price $76,900
13. 2017-01-02
    price $77,900
14. 2016-12-04
    price $79,900
15. 2016-10-29
    price $82,900
16. 2016-10-06
    listed $84,900 Active
17. 2013-12-26
    listed $83,900
18. 2013-08-14
    listed $83,900
19. 2012-09-20
    listed $83,900
20. 2007-02-05
    soldstatus $51,000

ⓘ 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 1/10 Low
• 🌡 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: $22,083
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$2,906
• Taxable income: $8,049
• Est. tax owed @ 24.0%: −$1,932
• After-tax cash flow: $7,229/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+95.9% since first listed

20 events — show timeline

• 2026-03-28 Pending — UNYREIS
• 2026-03-26 Contingent — UNYREIS
• 2026-03-17 Listed $99,900 UNYREIS
• 2018-06-04 Sold (Public Records) $102,000 Public Records
• 2018-06-01 Sold (MLS) $109,900 UNYREIS
• 2018-04-27 Relisted — UNYREIS
• 2018-04-27 Listing Removed — UNYREIS
• 2018-04-23 Listing Removed — UNYREIS
• 2018-04-18 Listed $109,900 UNYREIS
• 2017-04-20 Sold (Public Records) $71,000 Public Records
• 2017-02-21 Listing Removed — UNYREIS
• 2017-02-13 Price Changed $76,900 UNYREIS
• 2017-01-02 Price Changed $77,900 UNYREIS
• 2016-12-04 Price Changed $79,900 UNYREIS
• 2016-10-29 Price Changed $82,900 UNYREIS
• 2016-10-06 Listed $84,900 UNYREIS
• 2013-12-26 Listed $83,900 UNYREIS
• 2013-08-14 Listed $83,900 UNYREIS
• 2012-09-20 Listed $83,900 UNYREIS
• 2007-02-05 Sold (Public Records) $51,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $6,151 · +1.2% YoY. Source: county tax records.