370 Lafayette Rd · Irondequoit, NY 14609

$179,900

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 10 Days on market

Built 1955 10,019 sqft lot $161/sqft · 29% below area Est $252k · 29% 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 +15.0/15.0
• Cash flow +7.4/30.0
• Rent growth +4.5/5.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Lovingly cared for in the same family since 1973! You are met with ample square footage as soon as you walk in. There is a deep breeze way, mudroom, or future living space just waiting for your finishing touches. Inside you will find replacement windows that let in lots of natural light and fresh paint throughout. Just past the kitchen is a large living room space with big picture windows, and three nicely sized bedrooms with hardwood floors in excellent condition. The full bath has the space you are looking for and features a vintage tile well preserved, or add your own style! Conveniently located to expressways, Irondequoit Bay, but still tucked away in this charming neighborhood. Delayed

Key facts

• Natural light
• Big picture windows
• Large living room

Tags

• MUDROOM
• REPLACEMENT WINDOWS
• NATURAL LIGHT
• LARGE LIVING ROOM
• BIG PICTURE WINDOWS
• VINTAGE TILE

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing (pre-owned) property
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (80 x 125)

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Eat-in kitchen; Pantry
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Pantry; Main level primary bedroom; 7 total rooms; Full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (6.1% below list).
• Recommended offer: $138k (23.0% below list) — sets the bar for cash-flow.

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: Helendale Road Primary School (282 students, 56% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 31% 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,472 (23.0% 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 1955 — 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: 0.94% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 8.9

CMA / ARV

• ARV (median comp): $252,462
• List price: $179,900
• Delta: -28.74%
• 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
342 Lafayette Rd	0.04mi	3/1.5	1,118 (-0%)	7mo	$220,000	$197	92
48 Willowen Dr	0.34mi	3/1.5	1,120 (0%)	3mo	$315,000	$281	81
127 Viewcrest Dr	0.11mi	3/2.0	1,179 (+5%)	9mo	$229,000	$194	76
168 Willowen Dr	0.51mi	3/1.5	1,092 (-2%)	1mo	$302,000	$277	71
36 Twin Rd	0.28mi	3/1.5	1,280 (+14%)	7mo	$240,000	$188	57
22 Viewcrest Dr	0.26mi	3/1.5	1,260 (+12%)	11mo	$209,000	$166	57
25 Kiniry Dr	0.60mi	2/1.5 (-1)	1,147 (+2%)	11mo	$205,000	$179	54
61 Warrenton St	0.39mi	3/1.0	1,256 (+12%)	12mo	$213,000	$170	50
15 Kennedy Cir	0.72mi	3/1.0	1,190 (+6%)	6mo	$232,500	$195	49
37 Glen Haven Rd	0.60mi	3/1.5	1,212 (+8%)	11mo	$280,000	$231	49
108 Fox Hall Dr	0.43mi	3/2.5	1,268 (+13%)	7mo	$250,000	$197	48
632 Westchester Ave	0.64mi	3/1.5	1,250 (+12%)	5mo	$300,000	$240	46

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: -18.9%
• Equity multiple: 0.30×
• Total profit: $-35,141
• Equity at exit: $26,824

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-9,312
• 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: 8.9×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$943
• Tax from tax record: −$551 /mo · $6,608/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-235

Break-even live

Break-even rent $1,986

Max offer price $138,472

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-184	+0% $-235	+5% $-285	+10% $-336
Rent	-10% $-368	-5% $-301	+0% $-235	+5% $-168	+10% $-101
Rate	-1.0pp $-144	-0.5pp $-189	base $-235	+0.5pp $-281	+1.0pp $-329

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	0.71mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	0.71mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	5d	3	0.84mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	4d	3	0.86mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	5d	1	0.96mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	23d	1	0.96mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	0.98mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	45d	1	1.00mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	12d	4	1.14mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	1.33mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	1.36mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	1.38mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	1.43mi
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	4d	12	1.46mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	23d	1	1.47mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	12d	1	1.48mi

Listing history 1 events

1. 2026-05-12
   listed $179,900 Active 738-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: $6,608 · $551/mo
• Projected year-2 tax: $6,608 · $551/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 · 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: $20,272
• − Mortgage interest: −$10,077
• − Property taxes: −$6,608
• − Insurance: −$900
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,233
• Taxable loss: −$5,790
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $-1,425/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

2 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-12 Listed $179,900 UNYREIS

Property tax history

+5.0%/yr

Latest (2025): $6,608 · +47.8% YoY. Source: county tax records.