53 Dake Ave · Irondequoit, NY 14617

$249,900

3 bd · 1.5 ba · 1,718 sqft · SingleFamily public records · 23 Days on market

Built 1938 9,583 sqft lot Est $306k · 18% under

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Why this score? — see what drove the C+ 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 +18.4/30.0
• ARV discount +15.0/15.0
• Schools +6.2/10.0
• 1% rule +6.1/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic Colonial located in West Irondequoit featuring 3 bedrooms and 1.5 baths. This lovingly maintained home offers an eat-in kitchen, formal dining room, beautiful hardwood floors, and a comfortable, inviting floor plan. The finished lower level provides additional living space, while the garage and shed offer plenty of room for storage. Enjoy the warm ambiance of the gas fireplace in the living room during chilly evenings. Major mechanical updates include a furnace (HVAC system) and hot water tank, both approximately 4 years old, offering added peace of mind. The fully fenced yard is perfect for outdoor enjoyment, gatherings, pets, and play. Conveniently located close to schools, shoppi

Key facts

• Formal dining room
• Gas fireplace
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• FINISHED LOWER LEVEL
• GAS FIREPLACE
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Cable available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Two-story house; Existing construction
• Construction: Brick and wood siding exterior; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Open patio and porch; Patio; Porch; Shed(s)/storage

Interior

• Kitchen: Eat-in kitchen; Electric oven and electric range; Refrigerator
• Bedrooms: Bedrooms present (see room count for total rooms)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Gas heating; Baseboard heating; Forced air heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Sunroom/Florida room; Recreation room
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 5 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 37% 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 $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 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.11% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $305,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 List Ave	0.27mi	3/1.5	1,744 (+2%)	6mo	$290,000	$166	80
22 Biltmore Dr	0.11mi	4/2.0 (+1)	1,600 (-7%)	1mo	$365,000	$228	75
161 Nob Hl	0.49mi	3/1.5	1,740 (+1%)	4mo	$359,000	$206	72
129 Montclair Dr	0.13mi	3/1.5	1,524 (-11%)	6mo	$257,000	$169	70
35 Oakcrest Dr	0.60mi	3/2.0	1,742 (+1%)	5mo	$225,900	$130	64
660 List Ave	0.35mi	4/2.5 (+1)	1,576 (-8%)	2mo	$300,000	$190	59
56 Northwick Dr	0.54mi	3/2.5	1,613 (-6%)	2mo	$360,000	$223	59
196 Belmeade Rd	0.58mi	4/2.5 (+1)	1,768 (+3%)	1mo	$315,000	$178	58
35 Shadowlawn Ct	0.67mi	4/1.5 (+1)	1,808 (+5%)	6mo	$355,000	$196	50
2632 Oakview Dr	0.63mi	4/1.5 (+1)	1,874 (+9%)	0mo	$311,500	$166	50
284 Belmeade Rd	0.63mi	3/1.5	1,528 (-11%)	6mo	$272,000	$178	47
71 Curtice Rd	0.65mi	3/1.0	1,975 (+15%)	1mo	$280,000	$142	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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-25,525
• Equity at exit: $37,261

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,449
• Equity at exit: $21,607

Cash invested: $69,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,766 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$539 /mo · $6,463/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $232

Break-even live

Break-even rent $2,472

Max offer price $249,900

Occupancy floor 87%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	2d	1	0.22mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	23d	1	0.49mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	2d	1	0.70mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	21d	1	0.82mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	2d	1	1.19mi

Listing history 2 events

1. 2026-05-12
   historical Active Under Contract
2. 2026-05-04
   listed $249,900 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: $6,463 · $539/mo
• Projected year-2 tax: $6,463 · $539/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 2/10 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: $33,196
• − Mortgage interest: −$13,998
• − Property taxes: −$6,463
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − Depreciation: −$7,270
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $3,049/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

• 2026-05-12 Contingent — UNYREIS
• 2026-05-04 Listed $249,900 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $6,463 · +40.7% YoY. Source: county tax records.