833 Dewitt Rd · Irondequoit, NY 14585

$259,900

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 6 Days on market

Built 1959 0.50 ac lot Est $264k · at est.

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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 +16.3/30.0
• ARV discount +8.1/15.0
• Schools +5.5/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This meticulously maintained ranch feature three bedrooms and one bath. This property backs to sixty acres of protected land with numerous trails leading to Irondequoit Bay! All new stove, refrigerator, washer and dryer. Features include a wood burning stove and a huge covered patio to enjoy the beautifully landscaped yard. Roof, windows, garage door, exterior doors, sliding door and gutters are eight years old. Don't forget the fenced yard great for pets. Truly in move in condition!!! Delayed negotiations until June 1 at noon.

Key facts

• Numerous trails
• Fenced yard
• Huge covered patio

Tags

• NUMEROUS TRAILS
• WOOD BURNING STOVE
• HUGE COVERED PATIO
• BEAUTIFULLY LANDSCAPED YARD
• FENCED YARD

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Existing (original) construction
• Construction: Vinyl siding; Asphalt roof; Block foundation; Attic/crawl hatchway(s) insulated; Built previously (existing)
• Exterior features: Fully fenced yard; Private yard; Blacktop driveway; Wooded, rectangular residential lot; City street frontage; See remarks

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Freezer
• Bedrooms: 3 main level bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Open living/dining area; Sliding glass doors; Accessible bedroom; Main level primary bedroom; Bedroom on main level; Has basement (partially finished)
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (6.2% below list).
• Recommended offer: $244k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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: 2 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• 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 $73k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $260k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $243,900 (6.2% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $263,680
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 Chestnut Bnd	0.25mi	3/2.0	1,040 (+1%)	10mo	$273,000	$263	74
283 Colorado Dr	0.29mi	3/1.5	1,080 (+5%)	14mo	$222,000	$206	65
268 Volk Rd	0.15mi	3/1.5	1,152 (+12%)	12mo	$305,000	$265	61
269 Beechwood Cres	0.26mi	2/1.0 (-1)	1,064 (+3%)	22mo	$287,000	$270	59
260 Colonial Dr	0.39mi	3/2.0	1,054 (+2%)	20mo	$270,000	$256	58
281 Woodruff Dr	0.59mi	2/1.5 (-1)	1,061 (+3%)	5mo	$271,000	$255	56
758 Dewitt Rd	0.37mi	3/1.0	1,163 (+13%)	6mo	$250,000	$215	56
302 Wellington Rd	0.58mi	3/1.0	900 (-13%)	0mo	$265,000	$294	51
284 Woodruff Dr	0.63mi	3/1.0	1,104 (+7%)	10mo	$277,000	$251	50
288 Princeton Rd	0.40mi	3/1.0	1,149 (+12%)	22mo	$267,900	$233	44

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: 9.7%
• Equity multiple: 1.56×
• Total profit: $40,407
• Equity at exit: $116,862

10-year hold

• IRR: 12.1%
• Equity multiple: 2.80×
• Total profit: $131,217
• Equity at exit: $180,099

Cash invested: $72,772 (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 14585

• Active inventory: 2
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,439 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$313 /mo · $3,758/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $142

Break-even live

Break-even rent $2,259

Max offer price $259,900

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Willow Point Way Webster, NY	2.0	1.5	1150	$2,439	$2.12	3d	1	1.46mi
17 Windridge Dr Webster, NY	2.0	1.5	1150	$2,439	$2.12	3d	1	1.46mi

Listing history 5 events

1. 2026-06-03
   statusdays on market $259,900 Pending 6 DOM
2. 2026-06-01
   days on market $259,900 Active 5 DOM
3. 2026-05-31
   days on market $259,900 Active 4 DOM
4. 2026-05-27
   listed $259,900 Active
5. 1999-03-25
   soldstatus $80,000

ⓘ 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: $3,758 · $313/mo
• Projected year-2 tax: $4,075 · $340/mo
• Expected delta: +$317/yr (+$26/mo · 8.4%)

ⓘ 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 ≥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: $29,268
• − Mortgage interest: −$14,558
• − Property taxes: −$3,758
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − Depreciation: −$7,561
• Taxable loss: −$2,592
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $2,331/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

• City population: 74,252
• Population (ZIP): 167

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 9% Subsaharan African 5% Serbian 4%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+224.9% since first listed

2 events — show timeline

• 2026-05-27 Listed $259,900 UNYREIS
• 1999-03-25 Sold (Public Records) $80,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,758 · +221.4% YoY. Source: county tax records.