315 Eaton Rd · Irondequoit, NY 14617

$209,900

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 6 Days on market

Built 1955 0.48 ac lot Est $294k · 29% 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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• Schools +6.2/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Superb location for this 3 bedroom colonial. Private, wooded 1/2 acre lot with above ground pool, 12x17 shed. The interior has a neutral palette, freshly painted with hardwood floors just refinished! Kitchen has stainless appliances, white cabinetry, recessed light. Opens into the large family room which is a perfect space for entertaining. Bright front living room with separate dining area. First floor powder room, central air, triple pane replacement windows on first floor, brand new hot water tank. Primary bedroom has 3 closets. Maintenance-free vinyl siding, new double wide driveway offer tons of parking. Square footage is per an appraisal. It's a short walk to the riverfront, marinas, Lake Ontario, shopping and restaurants.

Key facts

• Beautiful patio area
• Private wooded lot
• Hardwood floors

Tags

• PRIVATE WOODED LOT
• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• NEWLY INSTALLED TREX PORCH
• BEAUTIFUL PATIO AREA
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story house; Existing (previously built); City street frontage; Rectangular, wooded residential lot
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Block foundation; Full basement with sump pump
• Exterior features: Blacktop driveway; Open patio and porch; Patio; Porch; Shed(s) and storage

Interior

• Kitchen: Gas oven and gas range; Range hood; Dishwasher; Garbage disposal; Refrigerator; Exhaust fan; Pantry
• Bedrooms: Total rooms include bedrooms (total 7 rooms)
• Flooring: Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cedar closets; Ceiling fans; Separate/formal dining room; Separate/formal living room; Kitchen open to family room; Living/dining room arrangement; Pantry; Thermal windows
• 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 $210k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 7.1% 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.
• Market conditions: 102 active listings in the ZIP; 8 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 32% 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 $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $56/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1955 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.16% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $294,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Shorewood Dr	0.51mi	3/1.0	1,556 (-3%)	0mo	$210,000	$135	70
230 Lake Shore Boulevard Ext	0.20mi	4/1.5 (+1)	1,732 (+8%)	9mo	$350,000	$202	65
46 Dewey Ave	0.26mi	3/2.5	1,443 (-10%)	4mo	$280,000	$194	64
78 Ontario View St	0.16mi	3/1.0	1,394 (-13%)	6mo	$185,000	$133	64
15 Beaconview Ct	0.39mi	3/1.5	1,470 (-8%)	8mo	$270,000	$184	61
37 Oakmount Dr	0.16mi	4/2.0 (+1)	1,368 (-14%)	1mo	$295,000	$216	60
539 Washington Ave	0.28mi	3/2.0	1,361 (-15%)	1mo	$222,000	$163	60
340 Washington Ave	0.34mi	3/2.0	1,428 (-11%)	8mo	$225,000	$158	58
18 Centre Ter	0.57mi	3/1.0	1,476 (-8%)	6mo	$232,000	$157	54
117 Shorewood Dr	0.48mi	3/1.0	1,395 (-13%)	5mo	$260,000	$186	50
62 Shorewood Dr	0.53mi	3/1.0	1,364 (-15%)	5mo	$293,000	$215	44
318 Thomas Ave	0.63mi	3/1.5	1,824 (+14%)	8mo	$300,000	$164	41

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-27,928
• Equity at exit: $31,297

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-15,727
• Equity at exit: $18,148

Cash invested: $58,772 (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: 102
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$591 /mo · $7,094/yr
• Insurance: −$87
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $91

Break-even live

Break-even rent $2,323

Max offer price $209,900

Occupancy floor 91%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	14d	1	0.15mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	43d	1	0.74mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	2d	1	0.91mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	2d	1	1.09mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	43d	1	1.17mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	2d	1	1.18mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	2d	1	1.43mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	2d	1	1.44mi

Listing history 6 events

1. 2026-06-10
   status $209,900 Pending 6 DOM
2. 2026-06-09
   days on market $209,900 Active 6 DOM
3. 2026-06-09
   days on market $209,900 Active 5 DOM
4. 2026-06-07
   days on market $209,900 Active 4 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $209,900 Active 1 DOM

ⓘ 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: $7,094 · $591/mo
• Projected year-2 tax: $7,094 · $591/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $29,258
• − Mortgage interest: −$11,758
• − Property taxes: −$7,094
• − Insurance: −$1,716
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − Depreciation: −$6,106
• Taxable loss: −$2,097
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,598/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

+154.4% since first listed

12 events — show timeline

• 2026-06-03 Listed $209,900 UNYREIS
• 2024-01-25 Sold (Public Records) $180,000 Public Records
• 2024-01-24 Sold (MLS) $180,000 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-12-05 Pending — UNYREIS
• 2023-12-04 Pending — UNYREIS
• 2023-12-04 Contingent — UNYREIS
• 2023-12-02 Price Changed $179,900 UNYREIS
• 2023-11-21 Listed $189,900 UNYREIS
• 2007-06-15 Sold (Public Records) $117,000 Public Records
• 2000-06-01 Sold (Public Records) $92,000 Public Records
• 1993-06-30 Sold (Public Records) $82,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $7,094 · +4.0% YoY. Source: county tax records.