115 Suellen Dr · Irondequoit, NY 14609

$205,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 8 Days on market

Built 1956 0.25 ac lot $164/sqft · 30% below area Est $294k · 30% 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 +15.0/15.0
• Cash flow +6.4/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Ranch home situated on a 1/4 acre partially fenced lot with privacy hedges. Updated eat-In Kitchen features cherry cabinets, corian counters & all appliances. Hardwood floors found throughout the large fireplaced Living room & 3 spacious bedrooms. The four season room adds an additional 220Sq Ft of living space, while the finished basement rec room with half bath adds another 700+ Sq Ft. Don't miss this incredible opportunity for wonderful first floor living!

Key facts

• Hardwood flooring
• Open floor plan
• Natural light

Tags

• UPDATED KITCHEN
• QUARTZ COUNTER TOPS
• OPEN FLOOR PLAN
• NATURAL LIGHT
• HARDWOOD FLOORING
• 4 SEASON SUNROOM

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached garage with electricity and garage door opener; 2 garage spaces
• Security:
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Existing construction
• Construction: Wood siding; Copper plumbing; Asphalt roof; Block foundation; Resale property
• Exterior features: Enclosed porch; Porch; Patio; Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Quartz counters; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Gas heating; Forced air; Baseboard
• Interior features: Eat-in kitchen; Quartz counters; Partially finished basement with sump pump; Fireplace (1); Bedroom on main level; Sunroom/Florida room; Recreation room
• Laundry & utility: Washer and dryer (in basement); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (12.9% below list).
• Recommended offer: $144k (29.6% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 33% 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 $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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $130k; list at $205k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,345 (29.6% 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: 0.87% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.34%
• DSCR: 0.67
• GRM: 9.6

CMA / ARV

• ARV (median comp): $294,148
• List price: $205,000
• Delta: -30.31%
• 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
108 Fox Hall Dr	0.10mi	3/2.5	1,268 (+2%)	7mo	$250,000	$197	83
159 Foxhall Dr	0.09mi	3/1.5	1,308 (+5%)	9mo	$266,000	$203	81
168 Willowen Dr	0.07mi	3/1.5	1,092 (-12%)	1mo	$302,000	$277	75
48 Willowen Dr	0.12mi	3/1.5	1,120 (-10%)	3mo	$315,000	$281	75
96 Tottenham Rd	0.21mi	3/1.5	1,344 (+8%)	8mo	$320,000	$238	71
203 Thurlow Ave	0.40mi	3/1.5	1,353 (+8%)	6mo	$270,000	$200	62
36 Twin Rd	0.60mi	3/1.5	1,280 (+3%)	7mo	$240,000	$188	62
155 Dorington Rd	0.56mi	3/1.5	1,308 (+5%)	8mo	$190,000	$145	59
342 Lafayette Rd	0.45mi	3/1.5	1,118 (-10%)	7mo	$220,000	$197	56
127 Viewcrest Dr	0.55mi	3/2.0	1,179 (-6%)	9mo	$229,000	$194	56
315 Empire Blvd	0.69mi	3/2.0	1,344 (+8%)	3mo	$306,000	$228	51
874 Helendale Rd	0.54mi	4/1.5 (+1)	1,397 (+12%)	3mo	$185,000	$132	47

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: -22.2%
• Equity multiple: 0.20×
• Total profit: $-46,135
• Equity at exit: $30,566

10-year hold

• IRR: -5.6%
• Equity multiple: 0.54×
• Total profit: $-26,152
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$601 /mo · $7,217/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-351

Break-even live

Break-even rent $2,230

Max offer price $144,345

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	1.16mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	1.16mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	1.16mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	2d	3	1.29mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	1.29mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	1.30mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.38mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	43d	1	1.45mi

Listing history 8 events

1. 2026-05-12
   listed $205,000 Active 641-char remark
2. 2012-04-13
   soldstatus $129,900 485-char remark

   Show marketing remark (485 chars)

   Beautiful Ranch home situated on a 1/4 acre partially fenced lot with privacy hedges. Updated eat-In Kitchen features cherry cabinets, corian counters & all appliances. Hardwood floors found throughout the large fireplaced Living room & 3 spacious bedrooms. The four season room adds an additional 220Sq Ft of living space, while the finished basement rec room with half bath adds another 700+ Sq Ft. Don't miss this incredible opportunity for wonderful first floor living!

3. 2012-04-13
   soldstatus $129,900

   Show marketing remark (485 chars)

   Beautiful Ranch home situated on a 1/4 acre partially fenced lot with privacy hedges. Updated eat-In Kitchen features cherry cabinets, corian counters & all appliances. Hardwood floors found throughout the large fireplaced Living room & 3 spacious bedrooms. The four season room adds an additional 220Sq Ft of living space, while the finished basement rec room with half bath adds another 700+ Sq Ft. Don't miss this incredible opportunity for wonderful first floor living!

4. 2012-02-03
   listed $129,900 485-char remark

   Show marketing remark (485 chars)

   Beautiful Ranch home situated on a 1/4 acre partially fenced lot with privacy hedges. Updated eat-In Kitchen features cherry cabinets, corian counters & all appliances. Hardwood floors found throughout the large fireplaced Living room & 3 spacious bedrooms. The four season room adds an additional 220Sq Ft of living space, while the finished basement rec room with half bath adds another 700+ Sq Ft. Don't miss this incredible opportunity for wonderful first floor living!

5. 2010-07-27
   soldstatus $122,000

   Show marketing remark (264 chars)

   Beautiful Ranch with lots of updates. Completely updated Kitchen w/ corian countertops & cherry cabinets, built-in range, newer hardwood floors & a 11.5 x 18 Sun Room. New fireplace surround & freshly painted exterior in 2009 and New C/A in 2005.

6. 2010-07-23
   soldstatus $122,000
7. 2010-05-03
   listed $124,900

   Show marketing remark (264 chars)

   Beautiful Ranch with lots of updates. Completely updated Kitchen w/ corian countertops & cherry cabinets, built-in range, newer hardwood floors & a 11.5 x 18 Sun Room. New fireplace surround & freshly painted exterior in 2009 and New C/A in 2005.

8. 2004-12-21
   soldstatus $120,000

ⓘ 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: $7,217 · $601/mo
• Projected year-2 tax: $7,217 · $601/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 ≥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: $21,427
• − Mortgage interest: −$11,483
• − Property taxes: −$7,217
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,964
• Taxable loss: −$7,691
• Est. tax savings @ 24.0%: +$1,846
• After-tax cash flow: $-2,370/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

+70.8% since first listed

9 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-12 Listed $205,000 UNYREIS
• 2012-04-13 Sold (Public Records) $129,900 Public Records
• 2012-04-13 Sold (MLS) $129,900 UNYREIS
• 2012-02-03 Listed $129,900 UNYREIS
• 2010-07-27 Sold (MLS) $122,000 UNYREIS
• 2010-07-23 Sold (Public Records) $122,000 Public Records
• 2010-05-03 Listed $124,900 UNYREIS
• 2004-12-21 Sold (Public Records) $120,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $7,217 · +13.9% YoY. Source: county tax records.