105 Oneta Rd · Irondequoit, NY 14617

$259,900

3 bd · 1.5 ba · 1,448 sqft · SingleFamily public records · 3 Days on market

Built 1952 5,227 sqft lot Est $323k · 20% 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 +6.6/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE RIGHT INTO this classic 3 Bedroom, 1 1/2 Bath colonial in Irondequoit! Living Room features refinished hardwood floors & woodburning fireplace. Kitchen is open to the Formal Dining Room with oak cabinetry, breakfast bar & newer appliances (all remaining - washer & dryer too!). Newer hardwood floors in Kitchen & Dining Room. Family Room/Home Office with convenient powder room & double closet has sliding glass door to the Sunroom. Walls of windows surround the Sunroom with access to the patio & inground pool! Three great sized bedrooms upstairs - all with hardwood floors! Updated Full Bath! Partially finished lower level. Spacious paver patio off of Sunroom is a great entertaining space! Beautifully maintained inground pool is perfect for summertime fun! Attached garage. All mechanics have been updated! Tear-off roof - 2016, Furnace, A/C & Humidifier - 2018, Hot water tank - 2020. Newer windows. GREAT LOCATION! Walk to West Irondequoit schools, shopping, I-Square, etc. DON'T MISS THIS ONE! Delayed Negotiations - offers due by noon on Sunday, October 31st.

Key facts

• Open-concept kitchen
• New pump and filter
• Sunroom

Tags

• UPDATED POWDER ROOM
• INGROUND POOL
• NEW PUMP AND FILTER
• SUNROOM
• OPEN-CONCEPT KITCHEN
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage with electricity (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2-story existing home; Resale condition; City street frontage; Rectangular residential lot near public transit
• Construction: Aluminum siding; Copper plumbing; Asphalt roof; Block foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; In-ground pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms include living, recreation, sunroom, basement, entry foyer, family room, and Florida room
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Formal dining room; Entrance foyer; Formal living room; Sliding glass doors; Thermal windows; Sliding doors
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (16.4% below list).
• Recommended offer: $185k (28.8% below list) — sets the bar for cash-flow.

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: 104 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $202k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,921 (28.8% 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 1952 — 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: 0.84% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $322,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Thorncliffe Dr	0.15mi	3/1.0	1,436 (-1%)	3mo	$240,000	$167	88
109 Chimayo Rd	0.12mi	3/1.5	1,335 (-8%)	0mo	$350,000	$262	81
53 Hedgegarth Dr	0.28mi	3/1.5	1,392 (-4%)	2mo	$411,000	$295	79
112 Curtice Rd	0.13mi	2/2.0 (-1)	1,264 (-13%)	3mo	$250,000	$198	64
56 Northwick Dr	0.28mi	3/2.5	1,613 (+11%)	2mo	$360,000	$223	62
7 Allwood Dr	0.72mi	3/1.0	1,445 (-0%)	3mo	$260,000	$180	62
556 Wimbledon Rd	0.65mi	3/2.5	1,420 (-2%)	1mo	$325,000	$229	62
22 Biltmore Dr	0.35mi	4/2.0 (+1)	1,600 (+10%)	1mo	$365,000	$228	58
365 Belmeade Rd	0.64mi	3/1.5	1,320 (-9%)	3mo	$315,000	$239	52
176 Allwood Dr	0.59mi	3/1.5	1,276 (-12%)	1mo	$260,000	$204	52
1069 Titus Ave	0.72mi	3/1.5	1,318 (-9%)	4mo	$215,000	$163	48
419 Brookview Dr	0.72mi	3/1.5	1,292 (-11%)	3mo	$278,000	$215	46

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: -28.3%
• Equity multiple: 0.05×
• Total profit: $-68,903
• Equity at exit: $38,752

10-year hold

• IRR: -26.9%
• Equity multiple: -0.29×
• Total profit: $-93,816
• Equity at exit: $22,471

Cash invested: $72,772 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$669 /mo · $8,030/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-424

Break-even live

Break-even rent $2,709

Max offer price $184,921

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-351	+0% $-424	+5% $-498	+10% $-572
Rent	-10% $-596	-5% $-510	+0% $-424	+5% $-339	+10% $-253
Rate	-1.0pp $-294	-0.5pp $-358	base $-424	+0.5pp $-492	+1.0pp $-560

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	22d	1	0.41mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	24d	1	0.45mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	3d	1	0.55mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	1.33mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	3d	8	1.38mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $259,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $259,900 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: $8,030 · $669/mo
• Projected year-2 tax: $8,030 · $669/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 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: $26,065
• − Mortgage interest: −$14,558
• − Property taxes: −$8,030
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$7,561
• Taxable loss: −$9,554
• Est. tax savings @ 24.0%: +$2,293
• After-tax cash flow: $-2,800/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

+229.0% since first listed

10 events — show timeline

• 2026-06-18 Listed $259,900 UNYREIS
• 2021-12-21 Sold (Public Records) $202,000 Public Records
• 2021-12-20 Sold (MLS) $202,000 UNYREIS
• 2021-11-03 Pending — UNYREIS
• 2021-11-01 Pending — UNYREIS
• 2021-10-27 Listed $164,900 UNYREIS
• 2015-01-26 Sold (Public Records) $124,900 Public Records
• 2015-01-23 Sold (MLS) $124,900 UNYREIS
• 2014-11-07 Listed $124,900 UNYREIS
• 1998-09-04 Sold (Public Records) $79,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $8,030 · +3.5% YoY. Source: county tax records.