251 Beaconview Ct · Irondequoit, NY 14617

$289,900

3 bd · 1.5 ba · 1,984 sqft · SingleFamily public records · 6 Days on market

Built 1980 0.44 ac lot Est $325k · 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 +12.4/15.0
• Cash flow +9.8/30.0
• Schools +6.2/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

West Irondequoit! Tucked away at the end of a quiet cul de sac, this meticulously maintained colonial offers both privacy and exceptional living space. Step inside to a bright and spacious living room leading to the expansive eat-in kitchen. This kitchen offers an abundance of cabinets and counter space ideal for cooking and gathering. Off of the kitchen you will also find the formal dining room (currently being used as a play room) offering endless possibilities to fit your needs. Continuing on to the massive family room with soaring vaulted ceilings and a cozy gas fireplace creating a warm and inviting atmosphere. Step out into the enclosed three season room, ideal for spending your summe

Key facts

• Formal dining room
• Gas fireplace
• Massive family room

Tags

• EXPANSIVE EAT-IN KITCHEN
• FORMAL DINING ROOM
• MASSIVE FAMILY ROOM
• VAULTED CEILINGS
• GAS FIREPLACE
• ENCLOSED THREE SEASON ROOM

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: High-speed internet available; Public water (connected); Sewer connected
• Home design: Two-story house; Existing/resale property; Construction: Brick and vinyl siding; Block foundation
• Construction: Brick and vinyl siding construction
• Exterior features: Blacktop driveway; Pie-shaped residential lot; Lot dimensions approximately 57 x 190

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Total rooms: 10
• Flooring: Carpet; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sunroom/Florida room
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (6.0% below list).
• Recommended offer: $257k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.5% in Irondequoit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $9k 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 5y 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.

Recommended offer $256,884 (11.4% 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. 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. 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?
6. 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.
7. 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.
8. 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: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $325,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Beaconview Ct	0.00mi	3/2.5	1,984 (0%)	0mo	$337,250	$170	96
770 Van Voorhis Ave	0.16mi	2/2.0 (-1)	2,015 (+2%)	11mo	$328,931	$163	74
434 Thomas Ave	0.34mi	3/2.5	2,000 (+1%)	12mo	$440,000	$220	69
267 Mount Airy Dr	0.38mi	4/2.5 (+1)	1,926 (-3%)	10mo	$425,000	$221	60
318 Thomas Ave	0.49mi	3/1.5	1,824 (-8%)	8mo	$300,000	$164	57
223 Denise Rd	0.58mi	3/1.5	1,722 (-13%)	10mo	$245,000	$142	43
233 Thomas Ave	0.62mi	3/1.5	1,756 (-12%)	13mo	$280,000	$159	41
36 Oakmount Dr	0.56mi	4/1.5 (+1)	1,721 (-13%)	10mo	$261,410	$152	38
45 Strohm St	0.57mi	3/2.0	2,275 (+15%)	13mo	$275,000	$121	36
230 Lake Shore Boulevard Ext	0.67mi	4/1.5 (+1)	1,732 (-13%)	9mo	$350,000	$202	35
43 Cinnabar Rd	0.70mi	3/2.0	1,730 (-13%)	12mo	$250,000	$145	34
25 Pinecrest Dr	0.72mi	4/3.0 (+1)	2,214 (+12%)	13mo	$415,000	$187	26

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-58,633
• Equity at exit: $43,225

10-year hold

• IRR: -13.9%
• Equity multiple: 0.19×
• Total profit: $-65,380
• Equity at exit: $25,065

Cash invested: $81,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,724 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$698 /mo · $8,371/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-187

Break-even live

Break-even rent $2,960

Max offer price $256,884

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-105	+0% $-187	+5% $-269	+10% $-351
Rent	-10% $-402	-5% $-294	+0% $-187	+5% $-79	+10% $28
Rate	-1.0pp $-41	-0.5pp $-113	base $-187	+0.5pp $-262	+1.0pp $-338

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	15d	1	0.51mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	44d	1	0.59mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	3d	1	1.24mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	3d	1	1.34mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	1.35mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   listed $289,900 Active
3. 2021-07-21
   historical
4. 2021-06-09
   listed $274,777 Active

ⓘ 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: $8,371 · $698/mo
• Projected year-2 tax: $8,371 · $698/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 6 d/yr ≥95°F today · 14 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: $32,685
• − Mortgage interest: −$16,239
• − Property taxes: −$8,371
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − Depreciation: −$8,433
• Taxable loss: −$7,038
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-554/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

+5.5% since first listed

4 events — show timeline

• 2026-04-28 Pending — UNYREIS
• 2026-04-22 Listed $289,900 UNYREIS
• 2021-07-21 Listing Removed — UNYREIS
• 2021-06-09 Listed $274,777 UNYREIS

Property tax history

+3.5%/yr

Latest (2025): $8,371 · +29.2% YoY. Source: county tax records.