189 Cinnabar Rd · Irondequoit, NY 14617

$199,900

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 7 Days on market

Built 1949 8,276 sqft lot Est $292k · 31% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this West Irondequoit cape cod/ranch style home! Ideal location and layout all wrapped into one charming property! Situated on a low traffic neighborhood with sidewalk lined streets just steps from schools and close to beautiful Lake Ontario. Fantastic curb appeal welcomes you with a charming front porch, the perfect spot to sip your morning cup of coffee. Inside offers over 1,300 SqFt with 3 beds and 2 full baths plus the convenience of main floor living! The first floor features a spacious living room with a cozy wood burning fireplace, fresh paint '20 and hardwoods hiding under the carpet ready to shine. The eat-in kitchen includes a new stainless steel microwave '25, amp

Key facts

• Charming front porch
• Steps from schools
• Spacious living room

Tags

• LOW TRAFFIC NEIGHBORHOOD
• SIDEWALK LINED STREETS
• STEPS FROM SCHOOLS
• CLOSE TO LAKE ONTARIO
• CHARMING FRONT PORCH
• SPACIOUS LIVING ROOM

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: High-speed internet available; Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story home; Brick and vinyl siding exterior; Resale property
• Construction: Block foundation; Existing construction
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Gazebo

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Gas forced-air heating; Central air; Window AC units
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Living/dining room; Attic access; Sliding glass doors
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.4% 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.
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 38% of the median local income ($90k/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 $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.44% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $291,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Shorewood Dr	0.09mi	3/1.0	1,364 (+1%)	5mo	$293,000	$215	86
117 Shorewood Dr	0.04mi	3/1.0	1,395 (+3%)	5mo	$260,000	$186	86
539 Washington Ave	0.29mi	3/2.0	1,361 (+0%)	1mo	$222,000	$163	86
46 Dewey Ave	0.31mi	3/2.5	1,443 (+6%)	4mo	$280,000	$194	70
63 Shorewood Dr	0.08mi	3/1.0	1,556 (+15%)	0mo	$210,000	$135	67
37 Oakmount Dr	0.57mi	4/2.0 (+1)	1,368 (+1%)	1mo	$295,000	$216	66
79 Norcrest Dr	0.45mi	3/1.5	1,268 (-6%)	2mo	$256,600	$202	64
173 Eaton Rd	0.66mi	3/1.5	1,332 (-2%)	1mo	$302,000	$227	64
36 Madison Ter	0.60mi	2/1.5 (-1)	1,282 (-6%)	5mo	$385,000	$300	52
549 Turtle Rock Ln	0.61mi	3/1.5	1,506 (+11%)	0mo	$653,000	$434	51
50 Anchor	0.63mi	4/1.0 (+1)	1,248 (-8%)	2mo	$195,000	$156	47
439 Rock Beach Rd	0.53mi	2/1.0 (-1)	1,168 (-14%)	3mo	$303,010	$259	40

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $11,554
• Equity at exit: $29,806

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $67,119
• Equity at exit: $17,284

Cash invested: $55,972 (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 14617

• Active inventory: 102
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,878 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$455 /mo · $5,459/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $687

Break-even live

Break-even rent $2,008

Max offer price $199,900

Occupancy floor 71%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	2d	1	0.47mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	14d	1	0.59mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	43d	1	1.21mi

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-13
   listed $199,900 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: $5,459 · $455/mo
• Projected year-2 tax: $5,459 · $455/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 ≥95°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: $34,540
• − Mortgage interest: −$11,198
• − Property taxes: −$5,459
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − Depreciation: −$5,815
• Taxable income: $5,542
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $6,918/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

2 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $199,900 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $5,459 · +52.0% YoY. Source: county tax records.