250 Lake Shore Boulevard Ext · Irondequoit, NY 14617

$169,900

3 bd · 1.5 ba · 1,767 sqft · SingleFamily public records · 9 Days on market

Built 1967 0.26 ac lot Est $295k · 42% under

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Why this score? — see what drove the B+ 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 +27.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this spacious 3-bedroom, 1.5-bath split-level home located in the desirable West Irondequoit School District! Hardwood floors flow throughout the home, beginning in the large living room where a huge picture window fills the space with natural light. The oversized eat-in kitchen offers plenty of room for cooking, dining, and gathering along with extra storage. Just a few steps down, you'll find a cozy family room featuring a gas fireplace, convenient half bath, and access to the backyard. Up a few steps from the living room, hardwood floors continue through all 3 bedrooms, along with a full bathroom serving the second level. Additional highlights include a 1-car attach

Key facts

• Large backyard
• Gas fireplace
• Double-wide driveway

Tags

• SPLIT-LEVEL HOME
• HARDWOOD FLOORS
• OVERSIZED EAT-IN KITCHEN
• GAS FIREPLACE
• LARGE BACKYARD
• DOUBLE-WIDE DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story property; Resale condition; Asphalt roof; Vinyl siding exterior
• Construction: Built as existing structure; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (approximately 0.26 acres, 62 x 130); City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total of 6 rooms including living and family spaces
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Full finished basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 9.8% 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.
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 34% 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1967 — 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: 1.52% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $295,089
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Lake Shore Boulevard Ext	0.03mi	4/1.5 (+1)	1,732 (-2%)	9mo	$350,000	$202	83
36 Oakmount Dr	0.11mi	4/1.5 (+1)	1,721 (-3%)	10mo	$261,410	$152	77
579 Lake Shore Blvd	0.25mi	3/1.5	1,877 (+6%)	6mo	$230,000	$123	73
280 Lake Shore Boulevard Ext	0.05mi	3/2.5	1,561 (-12%)	9mo	$225,000	$144	67
47 Glenmont Dr	0.59mi	3/1.5	1,680 (-5%)	10mo	$279,900	$167	56
63 Shorewood Dr	0.53mi	3/1.0	1,556 (-12%)	0mo	$210,000	$135	53
4646 Saint Paul Blvd	0.31mi	3/1.0	1,501 (-15%)	9mo	$202,000	$135	51
549 Turtle Rock Ln	0.60mi	3/1.5	1,506 (-15%)	0mo	$653,000	$434	47
89 Pinecrest Dr	0.69mi	3/1.5	1,625 (-8%)	9mo	$325,000	$200	46
251 Beaconview Ct	0.65mi	3/2.5	1,984 (+12%)	0mo	$337,250	$170	45
267 Mount Airy Dr	0.52mi	4/2.5 (+1)	1,926 (+9%)	10mo	$425,000	$221	44
130 Quay Dr	0.36mi	4/2.5 (+1)	1,512 (-14%)	10mo	$245,000	$162	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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,744
• Equity at exit: $25,333

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $46,408
• Equity at exit: $14,690

Cash invested: $47,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$570 /mo · $6,836/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $503

Break-even live

Break-even rent $1,938

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $599	-5% $551	+0% $503	+5% $455	+10% $407
Rent	-10% $299	-5% $401	+0% $503	+5% $604	+10% $706
Rate	-1.0pp $588	-0.5pp $546	base $503	+0.5pp $459	+1.0pp $414

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	15d	1	0.12mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	44d	1	0.73mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	3d	1	0.95mi

Listing history 10 events

1. 2026-06-19
   status $169,900 Pending 9 DOM
2. 2026-06-18
   days on market $169,900 Active Under Contract 9 DOM
3. 2026-06-18
   status $169,900 Active Under Contract 8 DOM
4. 2026-06-17
   days on market $169,900 Active 8 DOM
5. 2026-06-16
   days on market $169,900 Active 7 DOM
6. 2026-06-15
   days on market $169,900 Active 6 DOM
7. 2026-06-13
   days on market $169,900 Active 4 DOM
8. 2026-06-13
   days on market $169,900 Active 3 DOM
9. 2026-06-10
   remarks 699-char remark
10. 2026-06-10
    listed $169,900 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: $6,836 · $570/mo
• Projected year-2 tax: $6,836 · $570/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: $30,898
• − Mortgage interest: −$9,517
• − Property taxes: −$6,836
• − Insurance: −$850
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$4,943
• Taxable income: $3,809
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $5,118/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

1 event — show timeline

• 2026-06-09 Listed $169,900 UNYREIS

Property tax history

+8.6%/yr

Latest (2025): $6,836 · +43.8% YoY. Source: county tax records.