367 Walzer Rd · Irondequoit, NY 14622

$225,000

4 bd · 2.5 ba · 1,502 sqft · SingleFamily public records · 7 Days on market

Built 1938 0.27 ac lot Est $287k · 22% under

---

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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and lovingly maintained for the past 24 years by the current owner, this classic 1938 Cape Cod blends timeless Irondequoit character with practical updates and inviting living spaces throughout. From the moment you step inside, you’ll appreciate the quintessential charm of the original tile entryway, graceful arched doorways, original doors with glass knobs, and beautiful hardwood floors that add warmth and personality to the home. Vinyl siding offers easy exterior maintenance, while the fully fenced backyard creates a private outdoor retreat perfect for relaxing, entertaining, or enjoying nature from the spacious deck. A storage shed provides added convenience for tools or s

Key facts

• Arched doorways
• Spacious deck
• Vinyl siding

Tags

• ORIGINAL TILE ENTRYWAY
• ARCHED DOORWAYS
• HARDWOOD FLOORS
• VINYL SIDING
• FULLY FENCED BACKYARD
• SPACIOUS DECK

Property features AI

Exterior

• Parking: Attached garage with one garage space; Driveway with garage door opener
• Security: Owned security system
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story property; Resale condition; Architectural shingle roof; Vinyl siding
• Construction: Block foundation; Copper plumbing; Built existing (year built details: existing)
• Exterior features: Blacktop driveway; Shed(s) and storage

Interior

• Kitchen: Gas oven and gas range; Range hood; Refrigerator; Disposal; Exhaust fan; Water purifier (owned)
• Bedrooms: Two main-level bedrooms; Additional bedrooms located on first and second levels
• Flooring: Hardwood; Carpet; Tile; Varies
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Thermal windows; Partially finished basement; Has fireplace (1)
• Laundry & utility: Dryer; Laundry area in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 7.4% 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.
• East Irondequoit Central School District (suburban): math 40% / reading 47% proficiency, ranked #475 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 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 41% of the median local income ($75k/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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1938 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $286,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
294 Walzer Rd	0.11mi	4/1.0	1,472 (-2%)	3mo	$184,600	$125	83
1975 Titus Ave	0.12mi	3/2.0 (-1)	1,461 (-3%)	2mo	$225,000	$154	81
3450 Culver Rd	0.26mi	3/2.0 (-1)	1,496 (-0%)	2mo	$165,000	$110	79
85 Hartsdale Rd	0.42mi	3/2.5 (-1)	1,532 (+2%)	1mo	$285,000	$186	72
278 Winfield Rd	0.57mi	3/2.0 (-1)	1,501 (-0%)	1mo	$290,000	$193	66
379 Brandon Rd	0.70mi	4/2.0	1,536 (+2%)	1mo	$302,500	$197	61
234 Pemberton Rd	0.50mi	3/2.0 (-1)	1,417 (-6%)	1mo	$350,000	$247	59
78 Hartsdale Rd	0.42mi	4/1.0	1,352 (-10%)	2mo	$185,000	$137	56
883 Brown Rd	0.36mi	4/1.5	1,290 (-14%)	3mo	$200,000	$155	54
269 Hartsdale Rd	0.69mi	3/1.5 (-1)	1,566 (+4%)	1mo	$355,000	$227	51
54 Ransford Ave	0.71mi	3/2.5 (-1)	1,368 (-9%)	2mo	$287,000	$210	45
2340 Titus Ave	0.63mi	3/1.5 (-1)	1,333 (-11%)	1mo	$255,000	$191	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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-23,269
• Equity at exit: $33,548

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,715
• 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 14622

• Home prices YoY: -8.1%
• Active inventory: 47
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,563 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$548 /mo · $6,570/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $204

Break-even live

Break-even rent $2,305

Max offer price $225,000

Occupancy floor 87%

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
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.17mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.35mi

Listing history 7 events

1. 2026-06-13
   status $225,000 Pending 7 DOM
2. 2026-06-10
   days on market $225,000 Active 7 DOM
3. 2026-06-09
   days on market $225,000 Active 6 DOM
4. 2026-06-09
   days on market $225,000 Active 5 DOM
5. 2026-06-07
   days on market $225,000 Active 4 DOM
6. 2026-06-03
   remarks 693-char remark
7. 2026-06-03
   listed $225,000 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: $6,570 · $548/mo
• Projected year-2 tax: $6,570 · $548/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 ≥95°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: $30,761
• − Mortgage interest: −$12,603
• − Property taxes: −$6,570
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$6,545
• Taxable loss: −$1,005
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $2,688/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: East Irondequoit Central School District
• NCES district ID: 3609690
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 47% ▲ 8.00%
• Median HH income: $48,946
• Composite: 37.27/100
• National rank: #4451
• State rank: #475 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): 12,574
• Household income: $75,439
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 240.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Black 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 8% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 2%

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: ▼ -23.93%
• Current HPI: 271.5626
• 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

1 event — show timeline

• 2026-06-03 Listed $225,000 UNYREIS

Property tax history

+4.5%/yr

Latest (2025): $6,570 · +15.2% YoY. Source: county tax records.