242 Titus Ave · Irondequoit, NY 14617

$199,900

3 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 6 Days on market

Built 1925 6,534 sqft lot Est $313k · 36% 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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• Schools +6.2/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom house in Irondequoit. Spacious living room full of natural light. Wood burning fire place. The enclosed porch is the perfect spot for your morning coffee or an evening cocktail. Hardwood floors underneath all carpet. Partially fenced back yard large enough to entertain. 3 minute drive to Wegmans and a short ride to many surrounding parks. Delayed negotiations until 6/18/2020 at 6:00 P. M.

Key facts

• Walk-in closets
• Updated kitchen
• Original pocket door

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• BREAKFAST BAR
• ORIGINAL POCKET DOOR
• WALK-IN CLOSETS
• 3-SEASON ROOM

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electrical
• Home design: 2 stories; Existing construction
• Construction: Vinyl siding; Copper plumbing; Shingle roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Rectangular lot (50 x 135)

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Includes living spaces such as a sunroom and Florida room
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Pull-down attic stairs; Sliding glass door(s); Natural woodwork; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• 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.
• 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% 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 $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $146k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1925 — 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: 1.16% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $312,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Carol Dr	0.57mi	3/1.5	1,602 (-0%)	1mo	$250,000	$156	70
56 Northwick Dr	0.45mi	3/2.5	1,613 (+1%)	2mo	$360,000	$223	70
650 Winona Blvd	0.36mi	4/2.0 (+1)	1,692 (+6%)	2mo	$275,000	$163	64
361 Barry Rd	0.68mi	3/1.5	1,630 (+2%)	1mo	$317,500	$195	63
79 Maplehurst Rd	0.66mi	3/1.5	1,520 (-5%)	1mo	$250,000	$164	58
163 Rawlinson Rd	0.63mi	3/1.0	1,474 (-8%)	2mo	$290,000	$197	56
556 Wimbledon Rd	0.56mi	3/2.5	1,420 (-12%)	1mo	$325,000	$229	48
112 Maplehurst Rd	0.60mi	3/1.5	1,386 (-14%)	1mo	$255,000	$184	46
226 Barry Rd	0.65mi	4/2.0 (+1)	1,460 (-9%)	1mo	$300,000	$205	45
44 Maplehurst Rd	0.68mi	2/1.0 (-1)	1,415 (-12%)	2mo	$267,000	$189	42
53 Hedgegarth Dr	0.71mi	3/1.5	1,392 (-13%)	2mo	$411,000	$295	42
197 Barry Rd	0.69mi	4/1.5 (+1)	1,382 (-14%)	0mo	$235,000	$170	38

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-22,273
• Equity at exit: $29,806

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,773
• Equity at exit: $17,284

Cash invested: $55,972 (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 14617

• Active inventory: 102
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$541 /mo · $6,488/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $156

Break-even live

Break-even rent $2,117

Max offer price $199,900

Occupancy floor 88%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	21d	1	0.17mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	2d	1	0.49mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	23d	1	0.61mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	0.94mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	2d	1	1.00mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   price $199,900
3. 2026-04-22
   listed $199,990 Active
4. 2020-08-05
   soldstatus $146,500 Closed Sale or Rented 410-char remark

   Show marketing remark (410 chars)

   Charming 3 bedroom house in Irondequoit. Spacious living room full of natural light. Wood burning fire place. The enclosed porch is the perfect spot for your morning coffee or an evening cocktail. Hardwood floors underneath all carpet. Partially fenced back yard large enough to entertain. 3 minute drive to Wegmans and a short ride to many surrounding parks. Delayed negotiations until 6/18/2020 at 6:00 P. M.

5. 2020-08-05
   soldstatus $146,500

   Show marketing remark (410 chars)

   Charming 3 bedroom house in Irondequoit. Spacious living room full of natural light. Wood burning fire place. The enclosed porch is the perfect spot for your morning coffee or an evening cocktail. Hardwood floors underneath all carpet. Partially fenced back yard large enough to entertain. 3 minute drive to Wegmans and a short ride to many surrounding parks. Delayed negotiations until 6/18/2020 at 6:00 P. M.

6. 2020-08-05
   soldstatus $146,500

   Show marketing remark (410 chars)

   Charming 3 bedroom house in Irondequoit. Spacious living room full of natural light. Wood burning fire place. The enclosed porch is the perfect spot for your morning coffee or an evening cocktail. Hardwood floors underneath all carpet. Partially fenced back yard large enough to entertain. 3 minute drive to Wegmans and a short ride to many surrounding parks. Delayed negotiations until 6/18/2020 at 6:00 P. M.

7. 2020-07-13
   status Pending Sale 410-char remark

   Show marketing remark (410 chars)

   Charming 3 bedroom house in Irondequoit. Spacious living room full of natural light. Wood burning fire place. The enclosed porch is the perfect spot for your morning coffee or an evening cocktail. Hardwood floors underneath all carpet. Partially fenced back yard large enough to entertain. 3 minute drive to Wegmans and a short ride to many surrounding parks. Delayed negotiations until 6/18/2020 at 6:00 P. M.

8. 2020-06-23
   status Under Contract- Do Not Show 410-char remark

   Show marketing remark (410 chars)

   Charming 3 bedroom house in Irondequoit. Spacious living room full of natural light. Wood burning fire place. The enclosed porch is the perfect spot for your morning coffee or an evening cocktail. Hardwood floors underneath all carpet. Partially fenced back yard large enough to entertain. 3 minute drive to Wegmans and a short ride to many surrounding parks. Delayed negotiations until 6/18/2020 at 6:00 P. M.

9. 2020-06-15
   listed $134,900 Active 410-char remark

   Show marketing remark (410 chars)

   Charming 3 bedroom house in Irondequoit. Spacious living room full of natural light. Wood burning fire place. The enclosed porch is the perfect spot for your morning coffee or an evening cocktail. Hardwood floors underneath all carpet. Partially fenced back yard large enough to entertain. 3 minute drive to Wegmans and a short ride to many surrounding parks. Delayed negotiations until 6/18/2020 at 6:00 P. M.

ⓘ 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: $6,488 · $541/mo
• Projected year-2 tax: $6,488 · $541/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 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: $27,764
• − Mortgage interest: −$11,198
• − Property taxes: −$6,488
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$5,815
• Taxable loss: −$1,179
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $2,149/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

+48.2% since first listed

9 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-22 Price Changed $199,900 UNYREIS
• 2026-04-22 Listed $199,990 UNYREIS
• 2020-08-05 Sold (Public Records) $146,500 Public Records
• 2020-08-05 Sold (Public Records) $146,500 Public Records
• 2020-08-05 Sold (MLS) $146,500 UNYREIS
• 2020-07-13 Pending — UNYREIS
• 2020-06-23 Pending — UNYREIS
• 2020-06-15 Listed $134,900 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $6,488 · +1.2% YoY. Source: county tax records.