168 Frontenac · Irondequoit, NY 14617

$219,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 12 Days on market

Built 1954 8,712 sqft lot Est $247k · 11% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.5/15.0
• Cash flow +11.7/30.0
• Schools +6.2/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sparkling Cape In West Irondequoit Just Steps From Durand Eastman Park/Beach, Camp Eastman & The Genesee River * The First Floor Boasts A Large Living Room W/ Gleaming Hardwood Floors, Crown Moldings & A Picture Window Flanked By Two Sliding Windows * A Remodeled Kitchem W/ White Shaker Cabinets, Stainless Appliances (Gas Range, Microwave & French Door Refrigerator) Vinyl Plank Flooring & A Sliding Glass Door Leading To The Patio * Two Large Bedrooms W/ Ceiling Fans, Gleaming Hardwood Floors & Ample Closet Space * The Bath Has A Large Vanity, Tile Shower & White Fixtures * The Second Floor Has A Large Bedroom, Double Door Closet, Large Sitting/Study Area

Key facts

• Remodeled kitchen
• Sliding glass door
• Durand eastman park

Tags

• DURAND EASTMAN PARK
• REMODELED KITCHEN
• SLIDING GLASS DOOR
• FINISHED WORKOUT ROOM
• FULLY FENCED YARD
• ADDITIONAL FULL SIZE CABINETS

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story; Resale property; City street frontage; Rectangular residential lot near public transit
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Existing structure
• Exterior features: Blacktop driveway; Fully fenced yard; Open patio; Porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms; Main level primary; Bedroom on main level
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: 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 $220k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (1.4% below list).
• Recommended offer: $208k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• Zoned schools: Irondequoit High School (math 96% / reading 64%, grade A, #509 of 1,100 statewide, top 46%, 1,163 students, 33% FRL).
• Market conditions: 104 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,400 (5.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $247,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Norcrest Dr	0.20mi	3/1.5	1,268 (+4%)	2mo	$256,600	$202	81
50 Anchor	0.38mi	4/1.0 (+1)	1,248 (+2%)	2mo	$195,000	$156	72
439 Rock Beach Rd	0.28mi	2/1.0 (-1)	1,168 (-5%)	3mo	$303,010	$259	72
539 Washington Ave	0.18mi	3/2.0	1,361 (+11%)	1mo	$222,000	$163	68
4760 Saint Paul Blvd	0.28mi	2/1.5 (-1)	1,164 (-5%)	6mo	$220,000	$189	66
36 Madison Ter	0.34mi	2/1.5 (-1)	1,282 (+5%)	5mo	$385,000	$300	65
62 Shorewood Dr	0.33mi	3/1.0	1,364 (+11%)	5mo	$293,000	$215	61
117 Shorewood Dr	0.26mi	3/1.0	1,395 (+14%)	5mo	$260,000	$186	61
78 Ontario View St	0.34mi	3/1.0	1,394 (+14%)	6mo	$185,000	$133	56
173 Eaton Rd	0.64mi	3/1.5	1,332 (+9%)	1mo	$302,000	$227	53
388 Eaton Rd	0.32mi	2/1.5 (-1)	1,046 (-14%)	7mo	$187,000	$179	48
37 Oakmount Dr	0.50mi	4/2.0 (+1)	1,368 (+12%)	1mo	$295,000	$216	47

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-39,588
• Equity at exit: $32,788

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-39,032
• Equity at exit: $19,013

Cash invested: $61,572 (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: 104
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$534 /mo · $6,407/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-65

Break-even live

Break-even rent $2,252

Max offer price $208,400

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $-3	+0% $-65	+5% $-127	+10% $-190
Rent	-10% $-236	-5% $-151	+0% $-65	+5% $21	+10% $106
Rate	-1.0pp $46	-0.5pp $-9	base $-65	+0.5pp $-122	+1.0pp $-180

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: $54,975
• Closing costs: $6,597
• 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	16d	1	0.53mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	4d	1	1.40mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	4d	1	1.49mi

Listing history 21 events

1. 2026-05-18
   status Pending
2. 2026-05-06
   listed $219,900 Active
3. 2024-11-04
   soldstatus $199,000
4. 2024-10-31
   soldstatus $199,000 Closed
5. 2024-10-03
   status Pending
6. 2024-10-01
   historical Active Under Contract
7. 2024-09-25
   status Pending
8. 2024-09-25
   historical
9. 2024-09-19
   listed $199,900 Active
10. 2024-09-18
    listed $199,900 Active
11. 2024-08-17
    historical
12. 2024-08-05
    historical Active Under Contract
13. 2024-07-08
    status Active
14. 2024-07-02
    historical Active Under Contract
15. 2024-06-21
    status Pending
16. 2024-06-18
    historical Active Under Contract
17. 2024-06-18
    status Pending
18. 2024-06-17
    historical
19. 2024-06-15
    price $199,000
20. 2024-06-12
    listed $249,000 Active
21. 2023-06-28
    soldstatus $85,000

ⓘ 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: $6,407 · $534/mo
• Projected year-2 tax: $6,407 · $534/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 ≥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: $26,030
• − Mortgage interest: −$12,318
• − Property taxes: −$6,407
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$6,397
• Taxable loss: −$4,356
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $264/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

+158.7% since first listed

21 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-05-06 Listed $219,900 UNYREIS
• 2024-11-04 Sold (Public Records) $199,000 Public Records
• 2024-10-31 Sold (MLS) $199,000 UNYREIS
• 2024-10-03 Pending — UNYREIS
• 2024-10-01 Contingent — UNYREIS
• 2024-09-25 Pending — UNYREIS
• 2024-09-25 Listing Removed — UNYREIS
• 2024-09-19 Listed $199,900 UNYREIS
• 2024-09-18 Listed $199,900 UNYREIS
• 2024-08-17 Listing Removed — UNYREIS
• 2024-08-05 Contingent — UNYREIS
• 2024-07-08 Relisted — UNYREIS
• 2024-07-02 Contingent — UNYREIS
• 2024-06-21 Pending — UNYREIS
• 2024-06-18 Contingent — UNYREIS
• 2024-06-18 Pending — UNYREIS
• 2024-06-17 Listing Removed — UNYREIS
• 2024-06-15 Price Changed $199,000 UNYREIS
• 2024-06-12 Listed $249,000 UNYREIS
• 2023-06-28 Sold (Public Records) $85,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $6,407 · +1.3% YoY. Source: county tax records.