54 Nixon Dr · Irondequoit, NY 14622

$119,900

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 6 Days on market

Built 1913 5,227 sqft lot $122/sqft · 39% below area Est $197k · 39% 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 +21.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +6.9/10.0
• 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

Located in the heart of Seabreeze, This 3 bedroom, 1 full bath Ranch home has a 1 car detached garage and sits on a . 12 acre lot. A light filled living/dining room is at the center of the home. Offering a great place for entertaining. The kitchen features custom build cabinets, plenty of counter space and a first floor laundry area. There is even room for a breakfast table. The home offers s split bedroom situation with the primary bedroom on one side and two additional bedrooms on the other side . The full walkout basement features a workshop area with a sink. Outside you will find a generous sided partially fenced yard and a patio for summertime entertaining. Hot water tank is newer and

Key facts

• 5,227 sq ft lot
• Garage
• Built 1913

Property features AI

Finance

• Other: Property listed as resale and fixer

Exterior

• Parking: Detached garage with electricity; Driveway parking
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical service; Electric water heater
• Home design: Single-story property; Existing construction
• Construction: Stucco and wood siding exterior; Asphalt roof; Block foundation; Built as existing (year built details listed as existing)
• Exterior features: Blacktop driveway; Partial fencing; Patio and open porch; Shed(s) / exterior storage; Rectangular residential lot near public transit; City street frontage

Interior

• Kitchen: Electric oven and electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil-fired forced air heating
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Combined living and dining area; Main-level primary bedroom; Bedroom on main level; Thermal windows
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 8.1% 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.
• Zoned schools: Ivan L Green Primary School (328 students, 58% FRL); East Irondequoit Middle School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 676 students, 61% FRL); Eastridge Senior High School (math 93% / reading 82%, grade A, #304 of 1,100 statewide, top 28%, 850 students, 56% FRL).
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the East Irondequoit Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 48 active listings in the ZIP; 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1913 — 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: 1.39% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 6.0

CMA / ARV

• ARV (median comp): $197,278
• List price: $119,900
• Delta: -39.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Nixon Dr	0.00mi	3/1.0	984 (0%)	0mo	$127,500	$130	100
180 Mallard Dr	0.20mi	2/1.0 (-1)	956 (-3%)	9mo	$175,000	$183	73
50 Oberlin St	0.05mi	2/1.0 (-1)	900 (-8%)	7mo	$160,000	$178	73
30 Bayton Dr	0.41mi	3/1.0	997 (+1%)	8mo	$175,000	$176	72
98 Bayton Dr	0.36mi	2/1.5 (-1)	1,017 (+3%)	5mo	$179,500	$176	67
31 Broderick Dr	0.17mi	2/1.0 (-1)	904 (-8%)	9mo	$150,000	$166	66
21 Topper Dr	0.38mi	3/1.0	1,008 (+2%)	16mo	$165,000	$164	65
256 Breezeway Dr	0.31mi	2/2.0 (-1)	1,072 (+9%)	1mo	$177,000	$165	61
98 Keating Dr	0.40mi	2/1.0 (-1)	924 (-6%)	7mo	$180,000	$195	60
83 Keating Dr	0.42mi	2/2.0 (-1)	1,020 (+4%)	7mo	$197,812	$194	60
94 Birchwood Dr	0.64mi	3/1.0	1,086 (+10%)	10mo	$200,000	$184	45
107 Birchwood Dr	0.65mi	3/1.0	864 (-12%)	11mo	$210,000	$243	40

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,769
• Equity at exit: $17,877

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $8,852
• 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: 48
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$462 /mo · $5,541/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $180

Break-even live

Break-even rent $1,444

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $574	-5% $214	+0% $180	+5% $146	+10% $112
Rent	-10% $48	-5% $114	+0% $180	+5% $246	+10% $312
Rate	-1.0pp $240	-0.5pp $210	base $180	+0.5pp $149	+1.0pp $117

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: —

Listing history 2 events

1. 2026-05-06
   status Pending 1150-char remark
2. 2026-04-30
   listed $119,900 Active 1150-char remark

ⓘ 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: $5,541 · $462/mo
• Projected year-2 tax: $5,541 · $462/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,053
• − Mortgage interest: −$6,716
• − Property taxes: −$5,541
• − Insurance: −$600
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,488
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,036/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

+6.3% since first listed

3 events — show timeline

• 2026-06-09 Sold (MLS) $127,500 UNYREIS
• 2026-05-06 Pending — UNYREIS
• 2026-04-30 Listed $119,900 UNYREIS

Property tax history

+9.6%/yr

Latest (2025): $5,541 · +68.7% YoY. Source: county tax records.