8 Caren Dr · Irondequoit, NY 14622

$219,000

3 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 17 Days on market

Built 1956 8,276 sqft lot $157/sqft · 14% below area Est $254k · 14% 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 +13.8/15.0
• Cash flow +8.2/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"EQUAL HOUSING OPPORTUNITY". With a little bit of love this could be the first of your many homes. Please remember - this property is being sold in "AS-IS CONDITION" - no repairs will be made under any circumstances. AGENTS Access: E-lockbox on front-door; check the website listed in private remarks for deadlines, availability & buyer type; do not call to show, if you have questions send an email to the listing broker will respond within 8 to 24 hours; if you need help with registration or navigating HUD's website, please call while at your computer. Agents MUST SIGN-IN. Priced below assessm't

Key facts

• Huge deck
• Granite countertops
• 8,276 sq ft lot

Tags

• GRANITE COUNTERTOPS
• HUGE DECK
• WALKING DISTANCE TO WEGMANS

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Electric service (implied)
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Block foundation; Full basement with sump pump
• Exterior features: Blacktop driveway; Rectangular residential lot (70 x 120)

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Disposal; Refrigerator; Pantry; Galley kitchen layout
• Bedrooms: Total rooms include living and family rooms (7 total rooms); Basement present (see Basement under Interior features)
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Galley kitchen; Pantry
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (10.4% below list).
• Recommended offer: $182k (16.8% below list) — sets the bar for cash-flow.

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: 47 active listings in the ZIP; 12 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 31% of the median local income ($75k/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 $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

• It's been on market 17 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $65k; list at $219k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,121 (16.8% 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 9.3

CMA / ARV

• ARV (median comp): $254,500
• List price: $219,000
• Delta: -13.95%
• 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
268 Angelus Dr	0.08mi	3/2.0	1,463 (+5%)	0mo	$251,202	$172	86
2820 Culver Rd	0.29mi	3/1.5	1,362 (-2%)	2mo	$250,350	$184	81
54 Ransford Ave	0.28mi	3/2.5	1,368 (-2%)	2mo	$287,000	$210	78
28 Heberle Rd	0.45mi	3/1.5	1,397 (+0%)	3mo	$190,000	$136	76
264 Heberle Rd	0.38mi	3/1.0	1,382 (-1%)	6mo	$179,600	$130	74
59 Angelus Dr	0.26mi	3/2.0	1,286 (-8%)	2mo	$330,000	$257	72
1145 Whitlock Rd	0.37mi	3/1.5	1,472 (+6%)	5mo	$240,000	$163	69
2550 Norton St	0.71mi	3/1.5	1,396 (+0%)	1mo	$218,000	$156	65
49 Vinton Rd	0.52mi	3/1.5	1,475 (+6%)	5mo	$250,000	$169	61
276 Wahl Rd	0.43mi	3/2.0	1,223 (-12%)	2mo	$314,700	$257	56
15 Kennedy Cir	0.49mi	3/1.0	1,190 (-14%)	6mo	$232,500	$195	46
188 Vinedale Ave	0.70mi	3/2.0	1,200 (-14%)	1mo	$270,000	$225	42

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-48,603
• Equity at exit: $32,654

10-year hold

• IRR: -17.3%
• Equity multiple: 0.04×
• Total profit: $-58,710
• Equity at exit: $18,935

Cash invested: $61,320 (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 14622

• Home prices YoY: -8.1%
• Active inventory: 47
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$520 /mo · $6,235/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-209

Break-even live

Break-even rent $2,227

Max offer price $182,121

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	0.28mi
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	3d	12	0.34mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	0.51mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	0.56mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	0.57mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	3d	8	1.13mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	44d	3	1.16mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	3d	9	1.16mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.17mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	1.38mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.42mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $219,000 Active 17 DOM
2. 2026-06-17
   days on market $219,000 Active 16 DOM
3. 2026-06-16
   days on market $219,000 Active 15 DOM
4. 2026-06-15
   status $219,000 Active 14 DOM
5. 2026-05-15
   status Pending 939-char remark
6. 2026-05-08
   historical Active Under Contract 939-char remark
7. 2026-04-30
   listed $219,000 Active 939-char remark
8. 2016-07-29
   soldstatus $65,252 Closed Sale or Rented 626-char remark

   Show marketing remark (626 chars)

   "EQUAL HOUSING OPPORTUNITY". With a little bit of love this could be the first of your many homes. Please remember - this property is being sold in "AS-IS CONDITION" - no repairs will be made under any circumstances. AGENTS Access: E-lockbox on front-door; check the website listed in private remarks for deadlines, availability & buyer type; do not call to show, if you have questions send an email to the listing broker will respond within 8 to 24 hours; if you need help with registration or navigating HUD's website, please call while at your computer. Agents MUST SIGN-IN. Priced below assessm't

9. 2016-06-25
   status Pending Sale 626-char remark

   Show marketing remark (626 chars)

   "EQUAL HOUSING OPPORTUNITY". With a little bit of love this could be the first of your many homes. Please remember - this property is being sold in "AS-IS CONDITION" - no repairs will be made under any circumstances. AGENTS Access: E-lockbox on front-door; check the website listed in private remarks for deadlines, availability & buyer type; do not call to show, if you have questions send an email to the listing broker will respond within 8 to 24 hours; if you need help with registration or navigating HUD's website, please call while at your computer. Agents MUST SIGN-IN. Priced below assessm't

10. 2016-06-09
    listed $70,000 Active 626-char remark

    Show marketing remark (626 chars)

    "EQUAL HOUSING OPPORTUNITY". With a little bit of love this could be the first of your many homes. Please remember - this property is being sold in "AS-IS CONDITION" - no repairs will be made under any circumstances. AGENTS Access: E-lockbox on front-door; check the website listed in private remarks for deadlines, availability & buyer type; do not call to show, if you have questions send an email to the listing broker will respond within 8 to 24 hours; if you need help with registration or navigating HUD's website, please call while at your computer. Agents MUST SIGN-IN. Priced below assessm't

11. 2008-05-30
    soldstatus $104,000
12. 2002-05-31
    soldstatus $82,500
13. 2002-03-06
    soldstatus $53,000

ⓘ 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: $6,235 · $520/mo
• Projected year-2 tax: $6,235 · $520/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 1/10 Low
• 🌡 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: $23,552
• − Mortgage interest: −$12,267
• − Property taxes: −$6,235
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$6,371
• Taxable loss: −$6,184
• Est. tax savings @ 24.0%: +$1,484
• After-tax cash flow: $-1,021/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): 12,574
• Household income: $75,439
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 240.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Black 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 8% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -23.93%
• Current HPI: 271.5626
• 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

+313.2% since first listed

10 events — show timeline

• 2026-06-15 Relisted — UNYREIS
• 2026-05-15 Pending — UNYREIS
• 2026-05-08 Contingent — UNYREIS
• 2026-04-30 Listed $219,000 UNYREIS
• 2016-07-29 Sold (MLS) $65,252 UNYREIS
• 2016-06-25 Pending — UNYREIS
• 2016-06-09 Listed $70,000 UNYREIS
• 2008-05-30 Sold (Public Records) $104,000 Public Records
• 2002-05-31 Sold (Public Records) $82,500 Public Records
• 2002-03-06 Sold (Public Records) $53,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,235 · +3.2% YoY. Source: county tax records.