1812 N Goodman St · Irondequoit, NY 14609

$99,900

7 bd · 2.0 ba · 2,926 sqft · MultiFamily public records · 31 Days on market

Built 1926 5,227 sqft lot $34/sqft · 50% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Rare three-unit investment opportunity located in the highly desirable Town of Irondequoit! Projected gross annual rental income of $40,800 makes this property an excellent addition to any investment portfolio. Recent updates include a newer roof, thermopane windows and doors, maple kitchen cabinets, and high-definition countertops. Additional features include spacious bedrooms, crown moldings, ceramic tile, an enclosed front porch, partially fenced yard, and a two-car garage. The vacant lot located at 1820 N. Goodman Street is also included in the sale, offering additional potential and value. Don’t miss this rare opportunity! Delayed negotiation May 13, 2026 at 9:00pm.

Key facts

• Newer roof
• Thermopane windows
• Enclosed front porch

Tags

• NEWER ROOF
• THERMOPANE WINDOWS
• MAPLE KITCHEN CABINETS
• HIGH-DEFINITION COUNTERTOPS
• ENCLOSED FRONT PORCH
• PARTIALLY FENCED YARD

Property features AI

Finance

• Other: 3 total units with separate gas and electric meters (3 each)
• Financial info: Owner pays heat and water; Rent includes heat and water; Operating expenses include water/sewer (for multi-unit)

Exterior

• Parking: 2-car garage; Gravel and paved parking surfaces
• Security: Leased security system; Fire escape
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story building; Existing (previously built) condition
• Construction: Aluminum siding; Copper plumbing; Asphalt shingle roof
• Exterior features: Enclosed porch; Porch; Partial fencing; Fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Drapes and window treatments; Storm and thermal windows with wood frames; Programmable thermostat; Window treatments
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.6% 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.
• Zoned schools: Ivan L Green Primary School (328 students, 58% FRL); East Irondequoit Middle School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 676 students, 61% FRL); Eastridge Senior High School (math 93% / reading 82%, grade A, #304 of 1,100 statewide, top 28%, 850 students, 56% FRL).
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the East Irondequoit Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $4,278/mo this rent would consume 79% of the median local household income ($65k/yr) (locally 2183% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $100k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.28% ✓
• Cap rate: 38.60%
• Cash-on-cash: 115.37%
• DSCR: 6.13
• GRM: 1.9

CMA / ARV

• ARV (median comp): $201,230
• List price: $99,900
• Delta: -50.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Newcomb St #241	0.58mi	6/4.5 (-1)	2,915 (-0%)	9mo	$75,000	$26	50

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: —
• Equity multiple: 7.34×
• Total profit: $177,242
• Equity at exit: $14,895

10-year hold

• IRR: —
• Equity multiple: 18.00×
• Total profit: $475,444
• 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: 5.8×

Monthly cashflow live

• Estimated rent: $4,278 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$898
• Net cashflow: $2,689

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 32%

Sensitivity live

Price	-10% $2,758	-5% $2,724	+0% $2,689	+5% $2,655	+10% $2,620
Rent	-10% $2,351	-5% $2,520	+0% $2,689	+5% $2,858	+10% $3,027
Rate	-1.0pp $2,740	-0.5pp $2,715	base $2,689	+0.5pp $2,663	+1.0pp $2,637

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,278
Total (3 units)			$4,278

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: —

Listing history 10 events

1. 2026-06-07
   days on market $99,900 Active 31 DOM
2. 2026-06-03
   days on market $99,900 Active 27 DOM
3. 2026-06-03
   days on market $99,900 Active 26 DOM
4. 2026-06-01
   days on market $99,900 Active 25 DOM
5. 2026-05-31
   days on market $99,900 Active 24 DOM
6. 2026-05-07
   listed $99,900 Active 685-char remark
7. 2025-10-20
   soldstatus $20,001
8. 2007-05-04
   soldstatus $70,000
9. 2006-09-13
   soldstatus $50,000
10. 2002-07-11
    soldstatus $30,000

ⓘ 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: $51,336
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$4,107
• − Management: −$4,107
• − Depreciation: −$2,906
• Taxable income: $32,622
• Est. tax owed @ 24.0%: −$7,829
• After-tax cash flow: $24,441/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

+233.0% since first listed

6 events — show timeline

• 2026-06-08 Listing Removed — UNYREIS
• 2026-05-07 Listed $99,900 UNYREIS
• 2025-10-20 Sold (Public Records) $20,001 Public Records
• 2007-05-04 Sold (Public Records) $70,000 Public Records
• 2006-09-13 Sold (Public Records) $50,000 Public Records
• 2002-07-11 Sold (Public Records) $30,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $9,455 · +25.9% YoY. Source: county tax records.