2826 Saint Paul Blvd · Irondequoit, NY 14617

$234,900

3 bd · 1.0 ba · 1,613 sqft · SingleFamily public records · 13 Days on market

Built 1951 0.33 ac lot Est $305k · 23% 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 +11.4/30.0
• Schools +6.2/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained for your move-in pleasure! Prof appraised 6/21/2011 for $130,700. Square footage increased with remodeled den and addition of 2nd floor bdrm. Here's a list of NEW improvements: Tear-off roof, gutters, cupola, driveway, thermopane windows, glass block bsmt windows, deck with vinyl privacy fence, garage doors, exterior storm doors, 150 amp circuit breakers, interior 6-panel doors, exterior lights, kitchen floor, countertops, backsplash, sink, faucet & plumbing, bathroom vanity, faucet, plumbing & ceramic floor, and foyer ceramic floor. Basic star $777.90. Be the proud owner!

Key facts

• Front sunroom
• Large living room
• Hardwood floors

Tags

• LARGE LIVING ROOM
• NEW THERMAL-PANE WINDOWS
• HARDWOOD FLOORS
• FRONT SUNROOM
• HUGE CLEAN AND DRY BASEMENT
• PRIVATE FRONT AND SIDE YARD

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Shingle roof with asphalt architectural shingles
• Construction: Vinyl siding; Block foundation; Copper plumbing; Blown-in insulation; Insulated attic/crawl hatchway(s)
• Exterior features: Blacktop driveway; Deck; Corner lot; Rectangular lot (approx. 72 x 220, 0.33 acre)

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Main level primary bedroom; Bath in primary bedroom; Workshop; Thermal windows
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-82 ($-979/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (2.3% below list).
• Recommended offer: $220k (6.1% below list) — sets the bar for cash-flow.
• 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.
• 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; 7 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 31% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $235k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,487 (6.1% 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 1951 — 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: 0.98% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $304,857
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Carol Dr	0.58mi	3/1.5	1,602 (-1%)	1mo	$250,000	$156	69
361 Barry Rd	0.59mi	3/1.5	1,630 (+1%)	1mo	$317,500	$195	68
79 Maplehurst Rd	0.45mi	3/1.5	1,520 (-6%)	1mo	$250,000	$164	67
163 Rawlinson Rd	0.46mi	3/1.0	1,474 (-9%)	2mo	$290,000	$197	63
56 Northwick Dr	0.66mi	3/2.5	1,613 (0%)	2mo	$360,000	$223	61
650 Winona Blvd	0.49mi	4/2.0 (+1)	1,692 (+5%)	2mo	$275,000	$163	59
112 Maplehurst Rd	0.39mi	3/1.5	1,386 (-14%)	1mo	$255,000	$184	55
226 Barry Rd	0.51mi	4/2.0 (+1)	1,460 (-10%)	1mo	$300,000	$205	51
44 Maplehurst Rd	0.47mi	2/1.0 (-1)	1,415 (-12%)	2mo	$267,000	$189	51
556 Wimbledon Rd	0.62mi	3/2.5	1,420 (-12%)	1mo	$325,000	$229	44
197 Barry Rd	0.53mi	4/1.5 (+1)	1,382 (-14%)	0mo	$235,000	$170	44
2036 N Clinton Ave	0.69mi	3/2.0	1,816 (+13%)	1mo	$275,000	$151	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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-43,059
• Equity at exit: $35,024

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-43,368
• Equity at exit: $20,310

Cash invested: $65,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$565 /mo · $6,778/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-82

Break-even live

Break-even rent $2,398

Max offer price $220,487

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-15	+0% $-82	+5% $-148	+10% $-215
Rent	-10% $-263	-5% $-172	+0% $-82	+5% $9	+10% $100
Rate	-1.0pp $37	-0.5pp $-22	base $-82	+0.5pp $-142	+1.0pp $-204

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	23d	1	0.43mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	0.71mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	4d	1	0.72mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	25d	1	0.86mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	4d	1	1.26mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	5d	1	1.36mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	1.38mi

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   price $234,900
3. 2026-05-07
   listed $244,900 Active
4. 2013-02-20
   soldstatus $129,600
5. 2013-02-19
   soldstatus $129,600 615-char remark

   Show marketing remark (615 chars)

   Meticulously maintained for your move-in pleasure! Prof appraised 6/21/2011 for $130,700. Square footage increased with remodeled den and addition of 2nd floor bdrm. Here's a list of NEW improvements: Tear-off roof, gutters, cupola, driveway, thermopane windows, glass block bsmt windows, deck with vinyl privacy fence, garage doors, exterior storm doors, 150 amp circuit breakers, interior 6-panel doors, exterior lights, kitchen floor, countertops, backsplash, sink, faucet & plumbing, bathroom vanity, faucet, plumbing & ceramic floor, and foyer ceramic floor. Basic star $777.90. Be the proud owner!

6. 2012-12-04
   listed $129,900 615-char remark

   Show marketing remark (615 chars)

   Meticulously maintained for your move-in pleasure! Prof appraised 6/21/2011 for $130,700. Square footage increased with remodeled den and addition of 2nd floor bdrm. Here's a list of NEW improvements: Tear-off roof, gutters, cupola, driveway, thermopane windows, glass block bsmt windows, deck with vinyl privacy fence, garage doors, exterior storm doors, 150 amp circuit breakers, interior 6-panel doors, exterior lights, kitchen floor, countertops, backsplash, sink, faucet & plumbing, bathroom vanity, faucet, plumbing & ceramic floor, and foyer ceramic floor. Basic star $777.90. Be the proud owner!

7. 1997-07-30
   soldstatus $71,500

ⓘ 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: $6,778 · $565/mo
• Projected year-2 tax: $6,778 · $565/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $27,538
• − Mortgage interest: −$13,158
• − Property taxes: −$6,778
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,833
• Taxable loss: −$4,812
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $176/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

+228.5% since first listed

7 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-18 Price Changed $234,900 UNYREIS
• 2026-05-07 Listed $244,900 UNYREIS
• 2013-02-20 Sold (Public Records) $129,600 Public Records
• 2013-02-19 Sold (MLS) $129,600 UNYREIS
• 2012-12-04 Listed $129,900 UNYREIS
• 1997-07-30 Sold (Public Records) $71,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,778 · +1.3% YoY. Source: county tax records.