70 Cooper Rd · Irondequoit, NY 14617

$324,900

4 bd · 0.5 ba · 2,280 sqft · SingleFamily · 66 Days on market

Built 1950 10,454 sqft lot Est $347k · 6% under ↓ 19% since listing

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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 +11.3/30.0
• ARV discount +10.3/15.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a cozy, professional space to run your small business? This 2,000+ sq foot building zoned converted Residential might be just the spot! With a permitted use variance, you can set up shop for just about anything: photography, tax prep, insurance, accounting, and more. Previously was a floral shop and photography studio for IHS. The building has a warm, welcoming vibe with several private rooms, a kitchen, and plenty of natural light. Use it as-is or make it your own—it’s flexible and move-in ready. Features include: Off-street parking, Great street visibility, Easy layout for clients and staff, Confrence room, Private outdoor patio and many more! Roof was replace in 2

Key facts

• Conference room
• Off-street parking
• 0.24 acre lot

Tags

• PRIVATE OUTDOOR PATIO
• OFF-STREET PARKING
• GREAT STREET VISIBILITY
• CONFERENCE ROOM
• SEVERAL PRIVATE ROOMS
• PLENTY OF NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (17.1% below list).
• Recommended offer: $269k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 leasing fast (median 4d 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 36% 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 $2k of loan paydown is wiped out by about $10k 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 66 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $269,314 (17.1% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $346,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Old North Hl	0.66mi	4/2.0	2,263 (-1%)	1mo	$480,000	$212	61
71 Curtice Rd	0.23mi	3/1.0 (-1)	1,975 (-13%)	1mo	$280,000	$142	59
28 Parr Cir	0.43mi	4/2.5	2,349 (+3%)	12mo	$415,000	$177	57
22 Dover Rd	0.61mi	4/2.0	2,176 (-5%)	6mo	$320,000	$147	53
126 Placid Pl	0.49mi	4/1.5	2,059 (-10%)	10mo	$275,000	$134	49
187 Chestnut Hill Dr	0.66mi	4/2.0	2,111 (-7%)	3mo	$320,000	$152	48
1039 Winona Blvd	0.58mi	5/3.0 (+1)	2,238 (-2%)	12mo	$320,000	$143	45
180 Daley Blvd	0.70mi	4/2.5	2,048 (-10%)	8mo	$333,000	$163	36
383 Wimbledon Rd	0.71mi	3/1.5 (-1)	2,008 (-12%)	4mo	$297,000	$148	35
45 Seaford Dr	0.59mi	4/2.0	1,945 (-15%)	9mo	$290,000	$149	35
193 Floral Dr	0.70mi	4/1.5	1,962 (-14%)	10mo	$331,150	$169	32
540 List Ave	0.72mi	3/1.5 (-1)	1,984 (-13%)	12mo	$371,052	$187	26

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-60,105
• Equity at exit: $48,444

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-61,829
• Equity at exit: $28,091

Cash invested: $90,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,693 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-118

Break-even live

Break-even rent $2,842

Max offer price $307,864

Occupancy floor 99%

Sensitivity live

Price	-10% $107	-5% $-5	+0% $-118	+5% $-230	+10% $-342
Rent	-10% $-330	-5% $-224	+0% $-118	+5% $-11	+10% $95
Rate	-1.0pp $46	-0.5pp $-35	base $-118	+0.5pp $-202	+1.0pp $-288

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	22d	1	0.56mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	3d	1	0.75mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	3d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $324,900 Active 66 DOM
2. 2026-06-17
   days on market $324,900 Active 65 DOM
3. 2026-06-16
   days on market $324,900 Active 64 DOM
4. 2026-06-15
   days on market $324,900 Active 63 DOM
5. 2026-06-13
   days on market $324,900 Active 61 DOM
6. 2026-06-13
   days on market $324,900 Active 60 DOM
7. 2026-06-10
   days on market $324,900 Active 58 DOM
8. 2026-06-09
   days on market $324,900 Active 57 DOM
9. 2026-06-09
   days on market $324,900 Active 56 DOM
10. 2026-06-07
    days on market $324,900 Active 55 DOM
11. 2026-06-03
    days on market $324,900 Active 51 DOM
12. 2026-06-03
    status $324,900 Active 50 DOM
13. 2026-03-26
    status Pending
14. 2026-03-20
    historical Active Under Contract
15. 2026-02-04
    listed $324,900 Active
16. 2026-02-03
    historical
17. 2025-12-08
    price $350,000
18. 2025-10-09
    price $375,000
19. 2025-09-09
    listed $400,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,318
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − Depreciation: −$9,452
• Taxable loss: −$7,002
• Est. tax savings @ 24.0%: +$1,681
• After-tax cash flow: $268/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

-18.8% since first listed

7 events — show timeline

• 2026-03-26 Pending — UNYREIS
• 2026-03-20 Contingent — UNYREIS
• 2026-02-04 Listed $324,900 UNYREIS
• 2026-02-03 Listing Removed — UNYREIS
• 2025-12-08 Price Changed $350,000 UNYREIS
• 2025-10-09 Price Changed $375,000 UNYREIS
• 2025-09-09 Listed $400,000 UNYREIS