665 Regina Dr · Irondequoit, NY 14580

$249,900

3 bd · 1.5 ba · 1,518 sqft · SingleFamily public records · 4 Days on market

Built 1968 0.52 ac lot Est $345k · 27% 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 +10.9/30.0
• Schools +5.5/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare 3 bedroom ranch, in one of West Webster's most desirable neighborhoods. Large eat in kitchen, family room with a gas fireplace and slider to the rear patio, hardwood floors, new tear off roof (5 years), newer windows, 2 car garage, large basement ready to be finished & house generator. Delayed negotiations Wednesday February 19, 2025 @ 10am

Key facts

• Covered front porch
• Two living spaces
• Large eat in kitchen

Tags

• FIRST FLOOR LIVING
• LARGE EAT IN KITCHEN
• TWO LIVING SPACES
• BUILT IN SHELVING
• GAS FIREPLACE
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Attached garage with automatic garage door opener; Driveway parking; Two garage spaces
• Utilities: Public water connected; Sewer connected; Electricity connected with circuit breakers; High-speed internet available; Cable available
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation; Built as existing (year built details: existing)
• Exterior features: Open patio and porch; Patio; Porch; Blacktop driveway; Gravel driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level; Three main-level bedrooms
• Flooring: Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Pantry; Natural woodwork; Programmable thermostat; Thermal windows; See remarks
• Laundry & utility: Washer and dryer included; Laundry located in the basement; Sump pump; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.5% below list).
• Recommended offer: $230k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.5% in Irondequoit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Webster Central School District (suburban): math 62% / reading 63% proficiency, ranked #184 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.4%/yr); 242 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 2.5% of price.

Recommended offer $230,191 (7.9% 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 1968 — 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: 0.93% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $344,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Regina Dr	0.00mi	3/1.5	1,518 (0%)	14mo	$278,000	$183	88
691 Regina Dr	0.26mi	4/1.5 (+1)	1,578 (+4%)	1mo	$377,500	$239	76
658 Regina Dr	0.09mi	3/1.5	1,741 (+15%)	1mo	$396,000	$227	70
965 Danby Dr	0.35mi	4/1.5 (+1)	1,428 (-6%)	2mo	$330,000	$231	68
949 Gaywood Ln	0.62mi	3/1.5	1,540 (+1%)	5mo	$280,000	$182	64
671 Adeline Dr	0.56mi	4/2.0 (+1)	1,537 (+1%)	7mo	$324,500	$211	59
961 Garden Ln	0.32mi	3/3.0	1,683 (+11%)	10mo	$395,000	$235	53
986 Gravel Rd	0.56mi	4/2.0 (+1)	1,644 (+8%)	1mo	$295,000	$179	52
766 Somerset Dr Dr	0.65mi	3/1.5	1,350 (-11%)	4mo	$390,000	$289	48
998 Gravel Rd	0.70mi	3/1.5	1,323 (-13%)	8mo	$258,000	$195	40
663 Beverly Dr	0.49mi	4/2.0 (+1)	1,706 (+12%)	13mo	$370,000	$217	39
623 Beverly Dr	0.52mi	3/1.0	1,296 (-15%)	13mo	$325,000	$251	39

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-48,869
• Equity at exit: $37,261

10-year hold

• IRR: -14.6%
• Equity multiple: 0.19×
• Total profit: $-56,845
• Equity at exit: $21,607

Cash invested: $69,972 (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 14580

• Rents YoY: 2.4%
• Active inventory: 242
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$524 /mo · $6,288/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-112

Break-even live

Break-even rent $2,454

Max offer price $230,191

Occupancy floor 100%

Sensitivity live

Price	-10% $30	-5% $-41	+0% $-112	+5% $-182	+10% $-253
Rent	-10% $-294	-5% $-203	+0% $-112	+5% $-20	+10% $71
Rate	-1.0pp $14	-0.5pp $-48	base $-112	+0.5pp $-176	+1.0pp $-242

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 Royal Sunset Dr Webster, NY	2.0	2.5	1233	$2,411	$1.96	5d	1	1.01mi

Listing history 3 events

1. 2026-06-22
   days on market $249,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $249,900 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: $6,288 · $524/mo
• Projected year-2 tax: $6,288 · $524/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 ≥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: $27,753
• − Mortgage interest: −$13,998
• − Property taxes: −$6,288
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$7,270
• Taxable loss: −$5,493
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $-20/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: Webster Central School District
• NCES district ID: 3630360
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $71,221
• Composite: 55.18/100
• National rank: #1273
• State rank: #184 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

• County: Monroe County · 674,131 people
• City population: 74,252
• Metro: Rochester, NY
• Population (ZIP): 54,180
• Household income: $98,310
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1325.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Subsaharan African 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -154.52%
• Current HPI: 266.2145
• Rent YoY: ▲ 2.38%
• 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

+92.2% since first listed

6 events — show timeline

• 2026-06-17 Listed $249,900 UNYREIS
• 2025-04-10 Sold (Public Records) $278,000 Public Records
• 2025-04-08 Sold (MLS) $278,000 UNYREIS
• 2025-02-20 Pending — UNYREIS
• 2025-02-12 Listed $199,900 UNYREIS
• 2008-09-12 Sold (Public Records) $130,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $6,288 · +57.7% YoY. Source: county tax records.