462 Crossfield Rd · Irondequoit, NY 14609

$179,900

3 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 5 Days on market

Built 1930 6,970 sqft lot $130/sqft · 10% below area Est $200k · 10% 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 +14.1/30.0
• ARV discount +12.1/15.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful colonial home is move in ready. Many updates and upgrades! New tear off roof, remodeled eat in kitchen with an island. All tastefully decorated and freshly painted. Centrally located near 590 and 104

Key facts

• Recent mechanics
• Shed
• Updated flooring

Tags

• FENCED REAR YARD
• CHICKEN COOP
• SHED
• RECENT MECHANICS
• UPDATED FLOORING
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Two-story existing home; Resale property; City street frontage; Rectangular residential lot (approximately 50 x 140)
• Construction: Aluminum siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence; Shed(s) and storage; Poultry coop

Interior

• Kitchen: Free-standing range; Gas oven and gas range; Oven; Range hood; Refrigerator; Exhaust fan; Eat-in kitchen
• Bedrooms: Total rooms: 7; Includes laundry and family room
• Flooring: Ceramic tile; Hardwood; Laminate; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Full basement
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $27 ($319/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 6.5% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($65k/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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $75k; list at $180k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1930 — 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: 1.10% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 7.6

CMA / ARV

• ARV (median comp): $200,242
• List price: $179,900
• Delta: -10.16%
• 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
28 Heberle Rd	0.22mi	3/1.5	1,397 (+1%)	3mo	$190,000	$136	84
2550 Norton St	0.50mi	3/1.5	1,396 (+1%)	1mo	$218,000	$156	72
358 Pardee Rd	0.65mi	3/1.0	1,392 (+0%)	2mo	$266,000	$191	67
2820 Culver Rd	0.60mi	3/1.5	1,362 (-2%)	2mo	$250,350	$184	65
1863 Norton St	0.52mi	4/1.0 (+1)	1,326 (-4%)	2mo	$155,000	$117	62
109 Crossfield Rd	0.50mi	3/1.5	1,279 (-8%)	4mo	$157,000	$123	58
298 Fieldwood Dr	0.54mi	4/2.0 (+1)	1,320 (-5%)	2mo	$193,000	$146	56
54 Ransford Ave	0.74mi	3/2.5	1,368 (-1%)	2mo	$287,000	$210	55
50 Bennett Ave	0.52mi	3/1.0	1,224 (-12%)	4mo	$134,000	$109	52
268 Angelus Dr	0.74mi	3/2.0	1,463 (+5%)	0mo	$251,202	$172	52
276 Wahl Rd	0.47mi	3/2.0	1,223 (-12%)	2mo	$314,700	$257	52
59 Angelus Dr	0.65mi	3/2.0	1,286 (-7%)	2mo	$330,000	$257	52

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.66×
• Total profit: $-17,029
• Equity at exit: $26,824

10-year hold

• IRR: 7.2%
• Equity multiple: 1.69×
• Total profit: $34,613
• Equity at exit: $15,554

Cash invested: $50,372 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$943
• Tax from tax record: −$519 /mo · $6,226/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $27

Break-even live

Break-even rent $1,946

Max offer price $179,900

Occupancy floor 94%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	0.13mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	0.26mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	0.33mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	0.47mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	44d	3	0.53mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	3d	9	0.53mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	0.65mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	0.79mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.00mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	1.02mi
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	3d	12	1.03mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.06mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	1.10mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	1.22mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	3d	8	1.24mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	1.30mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	1.32mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.34mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	1.36mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.39mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	1.41mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.45mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.49mi

Listing history 6 events

1. 2026-05-19
   status Pending 313-char remark
2. 2026-05-13
   listed $179,900 Active 313-char remark
3. 2012-11-20
   soldstatus $75,000 215-char remark

   Show marketing remark (215 chars)

   This beautiful colonial home is move in ready. Many updates and upgrades! New tear off roof, remodeled eat in kitchen with an island. All tastefully decorated and freshly painted. Centrally located near 590 and 104

4. 2012-11-20
   soldstatus $75,000

   Show marketing remark (215 chars)

   This beautiful colonial home is move in ready. Many updates and upgrades! New tear off roof, remodeled eat in kitchen with an island. All tastefully decorated and freshly painted. Centrally located near 590 and 104

5. 2012-07-19
   listed $79,900 215-char remark

   Show marketing remark (215 chars)

   This beautiful colonial home is move in ready. Many updates and upgrades! New tear off roof, remodeled eat in kitchen with an island. All tastefully decorated and freshly painted. Centrally located near 590 and 104

6. 2007-02-28
   soldstatus $83,000

ⓘ 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: $6,226 · $519/mo
• Projected year-2 tax: $6,226 · $519/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 1/10 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: $23,753
• − Mortgage interest: −$10,077
• − Property taxes: −$6,226
• − Insurance: −$900
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$5,233
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $915/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+116.7% since first listed

6 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-13 Listed $179,900 UNYREIS
• 2012-11-20 Sold (Public Records) $75,000 Public Records
• 2012-11-20 Sold (MLS) $75,000 UNYREIS
• 2012-07-19 Listed $79,900 UNYREIS
• 2007-02-28 Sold (Public Records) $83,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $6,226 · +3.2% YoY. Source: county tax records.