353 Pinecrest Dr · Irondequoit, NY 14617

$349,900

3 bd · 1.5 ba · 2,110 sqft · SingleFamily public records · 28 Days on market

Built 1948 0.34 ac lot Est $395k · 11% 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 +12.6/15.0
• Cash flow +12.4/30.0
• Schools +6.2/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OWNER OF OVER 50 YEARS. ONE OF IRONDEQUOIT'S MOST DESIRABLE NEIGHBORHOODS. 3 LARGE BDRMS, FULL FRONT PORCH, BLT-IN POOL WITH RECENT LINER & MESH COVER. UPDATED ROOF, C-AIR, GARAGE DOOR W/ OPENER, NEWER REFRIGERATOR, DISHWASHER, MICRO-WAVE. REFINISHED FIRST FLOOR HARDWOODS & MORE. CLOSE TO COLEBROOK & IROQUOIS SCHOOLS. A MUST SEE! OPEN HOUSE SUNDAY, JUNE 7TH 1:00-2:30

Key facts

• Full front porch
• C-air
• Dishwasher

Tags

• FULL FRONT PORCH
• BLT-IN POOL
• UPDATED ROOF
• C-AIR
• NEWER REFRIGERATOR
• DISHWASHER

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Cable available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2-story existing home; Rectangular residential lot; Road frontage on city street
• Construction: Vinyl siding; Block foundation; Composition roof; Copper plumbing; Built existing (year built details: existing)
• Exterior features: Blacktop driveway; In-ground pool; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Refrigerator; Gas water heater
• Bedrooms: Total rooms: 7; Includes living room, recreation room, family room; Has basement with partially finished space
• Flooring: Ceramic tile; Hardwood; Laminate; Luxury vinyl; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Skylights; Thermal windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-59 ($-712/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (5.1% below list).
• Recommended offer: $332k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Irondequoit High School (math 96% / reading 64%, grade A, #509 of 1,100 statewide, top 46%, 1,163 students, 33% FRL).
• Market conditions: 104 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 44% 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 28 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $332,082 (5.1% 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. Built in 1948 — 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 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: 0.95% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $394,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Hillhurst Ln	0.29mi	4/2.5 (+1)	2,106 (-0%)	14mo	$501,000	$238	65
80 Rock Beach Rd	0.22mi	4/2.5 (+1)	1,968 (-7%)	10mo	$383,000	$195	61
176 Harvington Dr	0.27mi	3/2.0	2,400 (+14%)	8mo	$425,000	$177	56
177 Pinecrest Dr	0.24mi	3/2.5	2,397 (+14%)	12mo	$470,500	$196	52
25 Pinecrest Dr	0.42mi	4/3.0 (+1)	2,214 (+5%)	13mo	$415,000	$187	51
83 Rock Beach Rd	0.21mi	4/2.5 (+1)	1,888 (-10%)	17mo	$325,000	$172	49
579 Lake Shore Blvd	0.60mi	3/1.5	1,877 (-11%)	6mo	$230,000	$123	48
4840 Saint Paul Blvd	0.57mi	3/1.5	1,938 (-8%)	16mo	$265,000	$137	46
314 Rock Beach Rd	0.65mi	4/3.0 (+1)	2,226 (+6%)	6mo	$860,000	$386	45
75 Oakridge Dr	0.73mi	4/2.0 (+1)	2,208 (+5%)	11mo	$250,000	$113	42
267 Mount Airy Dr	0.66mi	4/2.5 (+1)	1,926 (-9%)	10mo	$425,000	$221	38
96 Thomas Ave	0.70mi	3/2.5	1,794 (-15%)	2mo	$308,500	$172	37

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-60,266
• Equity at exit: $52,171

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-56,481
• Equity at exit: $30,253

Cash invested: $97,972 (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: 104
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,321 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$702 /mo · $8,425/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-59

Break-even live

Break-even rent $3,396

Max offer price $339,417

Occupancy floor 97%

Sensitivity live

Price	-10% $139	-5% $40	+0% $-59	+5% $-158	+10% $-257
Rent	-10% $-322	-5% $-191	+0% $-59	+5% $72	+10% $203
Rate	-1.0pp $117	-0.5pp $30	base $-59	+0.5pp $-150	+1.0pp $-242

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: $87,475
• Closing costs: $10,497
• 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	4d	1	0.25mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	4d	1	1.19mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	45d	1	1.39mi

Listing history 10 events

1. 2026-06-10
   status $349,900 Pending 28 DOM
2. 2026-06-09
   days on market $349,900 Active 28 DOM
3. 2026-06-09
   days on market $349,900 Active 27 DOM
4. 2026-06-07
   days on market $349,900 Active 26 DOM
5. 2026-06-03
   days on market $349,900 Active 22 DOM
6. 2026-06-03
   remarks 375-char remark
7. 2026-06-03
   days on market $349,900 Active 21 DOM
8. 2026-06-01
   days on market $349,900 Active 20 DOM
9. 2026-05-31
   days on market $349,900 Active 19 DOM
10. 2026-05-12
    listed $349,900 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: $8,425 · $702/mo
• Projected year-2 tax: $8,425 · $702/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 6 d/yr ≥95°F today · 14 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: $39,850
• − Mortgage interest: −$19,600
• − Property taxes: −$8,425
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,188
• − Management: −$3,188
• − Depreciation: −$10,179
• Taxable loss: −$6,479
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $843/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

1 event — show timeline

• 2026-05-12 Listed $349,900 UNYREIS

Property tax history

+4.1%/yr

Latest (2025): $8,425 · +29.0% YoY. Source: county tax records.