860 Washington Ave · Irondequoit, NY 14617

$165,000

3 bd · 1.5 ba · 1,740 sqft · SingleFamily public records · 7 Days on market

Built 1920 5,227 sqft lot Est $264k · 38% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Classic 4-bedroom Colonial offering 1,740 sq ft of living space in a highly desirable West Irondequoit location—just minutes from Lake Ontario. This home blends early 20th-century character with key mechanical updates, making it a solid opportunity for buyers looking to build equity. Features include a spacious enclosed front porch, ornamental fireplace, and a functional layout with four true bedrooms. The galley kitchen includes a breakfast bar and opens into the main living areas, offering a practical footprint for everyday living or future updates. Exterior highlights include a fully fenced backyard, deck for outdoor entertaining, and a paved driveway with parking for two or more v

Key facts

• Galley kitchen
• Paved driveway
• Ornamental fireplace

Tags

• ENCLOSED FRONT PORCH
• ORNAMENTAL FIREPLACE
• GALLEY KITCHEN
• FULLY FENCED BACKYARD
• DECK FOR OUTDOOR ENTERTAINING
• PAVED DRIVEWAY

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected; Circuit breaker electric; Cable available
• Home design: Two-story existing home; Rectangular residential lot, 50 x 100; City street frontage
• Construction: Aluminum, vinyl, and wood siding; Copper plumbing; Asphalt roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Porch; Fully fenced yard; Full fencing

Interior

• Kitchen: Galley kitchen
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; HVAC energy-efficient feature
• Interior features: Breakfast bar; Ceiling fan(s); Entrance foyer; Separate/formal living room; Galley kitchen; Great room; Living/dining room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 12.6% 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 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 34% 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 $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $76k; list at $165k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.44%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $264,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5153 Saint Paul Blvd	0.08mi	3/1.5	1,572 (-10%)	13mo	$210,000	$134	70
230 Lake Shore Boulevard Ext	0.43mi	4/1.5 (+1)	1,732 (-0%)	9mo	$350,000	$202	67
579 Lake Shore Blvd	0.35mi	3/1.5	1,877 (+8%)	6mo	$230,000	$123	66
21 Lake Ter	0.20mi	3/1.5	1,558 (-10%)	11mo	$255,000	$164	64
549 Turtle Rock Ln	0.32mi	3/1.5	1,506 (-13%)	0mo	$653,000	$434	63
36 Oakmount Dr	0.52mi	4/1.5 (+1)	1,721 (-1%)	10mo	$261,410	$152	60
95 Kellwood Dr	0.28mi	4/2.0 (+1)	1,844 (+6%)	14mo	$270,000	$146	58
43 Cinnabar Rd	0.70mi	3/2.0	1,730 (-1%)	12mo	$250,000	$145	55
280 Lake Shore Boulevard Ext	0.49mi	3/2.5	1,561 (-10%)	9mo	$225,000	$144	49
919 Lake Shore Blvd	0.73mi	3/1.5	1,600 (-8%)	15mo	$285,000	$178	40
4646 Saint Paul Blvd	0.72mi	3/1.0	1,501 (-14%)	9mo	$202,000	$135	34
130 Quay Dr	0.71mi	4/2.5 (+1)	1,512 (-13%)	10mo	$245,000	$162	28

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $28,320
• Equity at exit: $24,602

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $95,662
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $864

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 61%

Sensitivity live

Price	-10% $978	-5% $921	+0% $864	+5% $807	+10% $750
Rent	-10% $663	-5% $764	+0% $864	+5% $964	+10% $1,064
Rate	-1.0pp $947	-0.5pp $906	base $864	+0.5pp $821	+1.0pp $778

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	15d	1	0.53mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	44d	1	0.93mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	3d	1	1.08mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	3d	1	1.17mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	3d	1	1.18mi

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-05-05
   listed $165,000 Active
3. 1998-02-03
   soldstatus $76,000

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

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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,442
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$4,800
• Taxable income: $8,229
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $8,391/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

+117.1% since first listed

3 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-05 Listed $165,000 UNYREIS
• 1998-02-03 Sold (Public Records) $76,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $12,287 · +0.8% YoY. Source: county tax records.