5339 Saint Paul Blvd · Irondequoit, NY 14617

$225,000

4 bd · 2.0 ba · 2,350 sqft · MultiFamily public records · 25 Days on market

Built 1950 4,792 sqft lot Est $200k · 13% over

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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 +20.0/30.0
• 1% rule +8.2/10.0
• DSCR +6.3/10.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Bring your heart and vision! This could be a wonderful one-of-a-kind property located in a great location with beach and water rights. Someone needs to bring it back. There's a flexible floor plan that's perfect for a multi-generational family or an apartment to rent. It would also make a great single-family home. Two 2 extra lots are included with the property. 2 garages. Walking distance to the beach, grocery store, and restaurants. Showings are only Saturdays between noon and 2pm. You must have an appointment.

Key facts

• Flexible floor plan
• Extra lots
• 4,792 sq ft lot

Tags

• BEACH AND WATER RIGHTS
• FLEXIBLE FLOOR PLAN
• EXTRA LOTS
• WALKING DISTANCE TO THE BEACH

Property features AI

Finance

• Financial info: Owner pays water; Rent includes water; Multi-unit with 2 total units; separate gas and electric meters for each unit; Unit 1 rent: $1,000 (actual); Unit 2 rent: $1,000 (actual); Unit 2 is month-to-month; Operating expense details: see remarks

Exterior

• Parking: Has garage with 2 spaces; Two or more additional parking spaces
• Utilities: Cable available; Public water (connected); Sewer connected; Electric with circuit breakers and fuses
• Home design: 2-story property; Residential 2-unit zoning; Existing construction
• Construction: Wood siding; Copper plumbing; Asphalt roof; Block foundation; Resale condition
• Exterior features: Near public transit; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Unit 1: Oven/Range, eat-in kitchen, formal dining room; Unit 2: Dishwasher, Refrigerator
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms
• Flooring: Hardwood; Varies by area
• Bathrooms: Two full bathrooms total; Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Hardwood and varied flooring; Crawl space and full basement
• Laundry & utility: Unit 2: Washer and Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (11.9% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (11.9% below list) — sets the bar for cash-flow.
• Cap rate 7.8% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 40% 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

• It's been on market 25 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,214 (11.9% 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 1950 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $199,750
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Latta Rd	0.67mi	4/2.0	2,305 (-2%)	14mo	$195,000	$85	54

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-45,493
• Equity at exit: $33,548

10-year hold

• IRR: -13.3%
• Equity multiple: 0.21×
• Total profit: $-49,515
• Equity at exit: $19,454

Cash invested: $63,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,970 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$797 /mo · $9,568/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-152

Break-even live

Break-even rent $3,161

Max offer price $198,214

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-88	+0% $-152	+5% $-215	+10% $-279
Rent	-10% $-386	-5% $-269	+0% $-152	+5% $-34	+10% $83
Rate	-1.0pp $-38	-0.5pp $-94	base $-152	+0.5pp $-210	+1.0pp $-269

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	45d	1	0.73mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	4d	1	1.41mi

Listing history 11 events

1. 2026-06-17
   status $225,000 Pending 25 DOM
2. 2026-06-17
   days on market $225,000 Active Under Contract 25 DOM
3. 2026-06-16
   days on market $225,000 Active Under Contract 24 DOM
4. 2026-06-15
   days on market $225,000 Active Under Contract 23 DOM
5. 2026-06-13
   status $225,000 Active Under Contract 21 DOM
6. 2026-05-01
   status Pending
7. 2026-04-09
   listed $225,000 Active
8. 2019-09-02
   historical
9. 2019-06-02
   listed $119,900 Active
10. 2015-02-03
    listed $129,900
11. 2014-10-01
    listed $139,900

ⓘ 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: $9,568 · $797/mo
• Projected year-2 tax: $9,568 · $797/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,634
• − Mortgage interest: −$12,603
• − Property taxes: −$9,568
• − Insurance: −$6,244
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − Depreciation: −$6,545
• Taxable loss: −$5,028
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $-613/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

+60.8% since first listed

6 events — show timeline

• 2026-05-01 Pending — UNYREIS
• 2026-04-09 Listed $225,000 UNYREIS
• 2019-09-02 Listing Removed — UNYREIS
• 2019-06-02 Listed $119,900 UNYREIS
• 2015-02-03 Listed $129,900 UNYREIS
• 2014-10-01 Listed $139,900 UNYREIS

Property tax history

+9.2%/yr

Latest (2025): $9,568 · +24.9% YoY. Source: county tax records.