108 Point Pleasant Rd · Irondequoit, NY 14622

$119,900

2 bd · 1.0 ba · 770 sqft · SingleFamily public records · 9 Days on market

Built 1920 4,792 sqft lot $156/sqft · 37% below area Est $192k · 37% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.4/10.0
• 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 MLS

Charming 2-bedroom, 1 bath colonial in convenient location, minutes away from area parks, Lake Ontario, expressway, shopping, restaurants, schools walk to Durand-Eastman. Updated kitchen with solid-surface countertops, includes appliances-dishwasher, gas oven range. New furnace, new hot water tank, new energy star windows. New Flooring throughout the first floor & new carpet on second floor. Convenient side entry with storage. Slider off dining room leads to rear deck or relax on the full front porch & enjoy the extensive landscaping in full bloom.

Key facts

• Workshop space
• Small back deck
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• SMALL BACK DECK
• DETACHED GARAGE
• WORKSHOP SPACE

Property features AI

Exterior

• Parking: Detached garage with electricity; Approximately 1.5 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Aluminum, vinyl and wood siding; Block foundation
• Exterior features: Deck; Porch; Blacktop driveway; Rectangular residential lot; Near public transit; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (gas); Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Enclosed porch / sunroom / Florida room
• Laundry & utility: Washer and dryer included; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.2% 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; 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 $829 of loan paydown is wiped out by about $4k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1920 — 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: 1.20% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 6.9

CMA / ARV

• ARV (median comp): $191,771
• List price: $119,900
• Delta: -37.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Lodge Dr	0.10mi	2/1.0	770 (0%)	15mo	$174,900	$227	83
37 Outlook Dr	0.09mi	2/2.0	818 (+6%)	5mo	$75,000	$92	77
104 Keating Dr	0.34mi	2/2.0	770 (0%)	11mo	$203,000	$264	71
298 Filon Ave	0.21mi	2/1.0	692 (-10%)	14mo	$183,000	$264	62
86 Lodge Dr	0.13mi	2/1.0	880 (+14%)	18mo	$145,000	$165	55
41 Adrian Rd	0.16mi	2/1.0	865 (+12%)	22mo	$186,000	$215	54
107 Birchwood Dr	0.29mi	3/1.0 (+1)	864 (+12%)	11mo	$210,000	$243	52
191 Pinehill Dr	0.50mi	2/1.0	832 (+8%)	14mo	$184,300	$222	52
43 Brad St	0.45mi	2/1.0	883 (+15%)	21mo	$132,500	$150	37

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-13,610
• Equity at exit: $17,877

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-3,924
• Equity at exit: $10,367

Cash invested: $33,572 (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 14622

• Home prices YoY: -8.1%
• Active inventory: 47
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$369 /mo · $4,428/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $89

Break-even live

Break-even rent $1,326

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	2d	12	1.47mi

Listing history 8 events

1. 2026-05-14
   status Pending 955-char remark
2. 2026-05-05
   listed $119,900 Active 955-char remark
3. 2018-10-02
   soldstatus $90,000 Closed Sale or Rented 566-char remark

   Show marketing remark (566 chars)

   Charming 2-bedroom, 1 bath colonial in convenient location, minutes away from area parks, Lake Ontario, expressway, shopping, restaurants, schools walk to Durand-Eastman. Updated kitchen with solid-surface countertops, includes appliances-dishwasher, gas oven range. New furnace, new hot water tank, new energy star windows. New Flooring throughout the first floor & new carpet on second floor. Convenient side entry with storage. Slider off dining room leads to rear deck or relax on the full front porch & enjoy the extensive landscaping in full bloom.

4. 2018-10-02
   soldstatus $90,000

   Show marketing remark (566 chars)

   Charming 2-bedroom, 1 bath colonial in convenient location, minutes away from area parks, Lake Ontario, expressway, shopping, restaurants, schools walk to Durand-Eastman. Updated kitchen with solid-surface countertops, includes appliances-dishwasher, gas oven range. New furnace, new hot water tank, new energy star windows. New Flooring throughout the first floor & new carpet on second floor. Convenient side entry with storage. Slider off dining room leads to rear deck or relax on the full front porch & enjoy the extensive landscaping in full bloom.

5. 2018-09-09
   status Pending Sale 566-char remark

   Show marketing remark (566 chars)

   Charming 2-bedroom, 1 bath colonial in convenient location, minutes away from area parks, Lake Ontario, expressway, shopping, restaurants, schools walk to Durand-Eastman. Updated kitchen with solid-surface countertops, includes appliances-dishwasher, gas oven range. New furnace, new hot water tank, new energy star windows. New Flooring throughout the first floor & new carpet on second floor. Convenient side entry with storage. Slider off dining room leads to rear deck or relax on the full front porch & enjoy the extensive landscaping in full bloom.

6. 2018-08-30
   historical Continue to Show- Under Contract 566-char remark

   Show marketing remark (566 chars)

   Charming 2-bedroom, 1 bath colonial in convenient location, minutes away from area parks, Lake Ontario, expressway, shopping, restaurants, schools walk to Durand-Eastman. Updated kitchen with solid-surface countertops, includes appliances-dishwasher, gas oven range. New furnace, new hot water tank, new energy star windows. New Flooring throughout the first floor & new carpet on second floor. Convenient side entry with storage. Slider off dining room leads to rear deck or relax on the full front porch & enjoy the extensive landscaping in full bloom.

7. 2018-08-15
   listed $92,900 Active 566-char remark

   Show marketing remark (566 chars)

   Charming 2-bedroom, 1 bath colonial in convenient location, minutes away from area parks, Lake Ontario, expressway, shopping, restaurants, schools walk to Durand-Eastman. Updated kitchen with solid-surface countertops, includes appliances-dishwasher, gas oven range. New furnace, new hot water tank, new energy star windows. New Flooring throughout the first floor & new carpet on second floor. Convenient side entry with storage. Slider off dining room leads to rear deck or relax on the full front porch & enjoy the extensive landscaping in full bloom.

8. 2003-02-10
   soldstatus $50,000

ⓘ 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: $4,428 · $369/mo
• Projected year-2 tax: $4,428 · $369/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 3/10 Moderate 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: $17,266
• − Mortgage interest: −$6,716
• − Property taxes: −$4,428
• − Insurance: −$600
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,488
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,242/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

+139.8% since first listed

8 events — show timeline

• 2026-05-14 Pending — UNYREIS
• 2026-05-05 Listed $119,900 UNYREIS
• 2018-10-02 Sold (Public Records) $90,000 Public Records
• 2018-10-02 Sold (MLS) $90,000 UNYREIS
• 2018-09-09 Pending — UNYREIS
• 2018-08-30 Contingent — UNYREIS
• 2018-08-15 Listed $92,900 UNYREIS
• 2003-02-10 Sold (Public Records) $50,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,428 · +3.0% YoY. Source: county tax records.