3284 Culver Rd · Irondequoit, NY 14622

$219,900

3 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 1 Days on market

Built 1930 0.25 ac lot Est $308k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +5.4/10.0
• DSCR +4.1/10.0
• 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 MLS

CHARMING COLONIAL!! This one is a SLAM DUNK!! Fall in love with the Bay Window lined Living Room and built ins that hug the gas log fireplace. Can you say cozy? Ample sized archways make everything feel OPEN. Large Dining Room with a French door, that leads to the deck AND paver patio, perfect for backyard cookouts! The Kitchen has subway tile backsplash, stainless steel appliances and a newer dishwasher. Hardwoods throughout!! UPDATED Full Bathroom (in the last 4 years) with a BRAND NEW vanity (2025). Extra storage in the full walk up attic! AND if you're still looking for space to spread out, the partially finished basement with a half bath is your blank canvas to create that extra room you want or need! Enjoy splendid summers in the FULLY fenced backyard (and again, the deck and patio!). The two car detached garage means you can say goodbye to your snow brush next winter! THIS HOUSE HAS IT ALL! Close to shopping, restaurants and schools! Other features include: Furnace (2015), central air, vinyl replacement windows throughout and greenlight internet. Better have this one in your bracket- this home a WINNER! Delayed negotiations on file: Showings begin Thursday March 27th at 9am, Offers due Tuesday April 1st at 2pm.

Key facts

• French doors
• Updated kitchen
• Paver patio

Tags

• BAY-WINDOWED LIVING ROOM
• COZY GAS LOG FIREPLACE
• FRENCH DOORS
• PAVER PATIO
• UPDATED KITCHEN
• SUBWAY TILE BACKSPLASH

Property features AI

Exterior

• Parking: Detached garage; 2-car garage with garage door opener
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story residence; Vinyl siding; Block foundation; Existing (resale) property
• Construction: Built (existing); Vinyl siding construction; Block foundation
• Exterior features: Deck; Patio; Fully fenced yard; Blacktop driveway; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Garbage disposal; Refrigerator
• Flooring: Hardwood; Ceramic tile; Tile; Vinyl; Linoleum; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Separate formal dining room; Separate formal living room; Full, partially finished basement; Basement laundry area; One fireplace
• Laundry & utility: Washer; Dryer (located in basement); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $8 ($92/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 6.3% 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: 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($75k/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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

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: 1.04% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $308,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3450 Culver Rd	0.24mi	3/2.0	1,496 (-6%)	2mo	$165,000	$110	75
1975 Titus Ave	0.18mi	3/2.0	1,461 (-8%)	2mo	$225,000	$154	74
85 Hartsdale Rd	0.37mi	3/2.5	1,532 (-4%)	1mo	$285,000	$186	72
294 Walzer Rd	0.14mi	4/1.0 (+1)	1,472 (-8%)	3mo	$184,600	$125	71
269 Hartsdale Rd	0.59mi	3/1.5	1,566 (-2%)	1mo	$355,000	$227	69
278 Winfield Rd	0.40mi	3/2.0	1,501 (-6%)	1mo	$290,000	$193	69
379 Brandon Rd	0.63mi	4/2.0 (+1)	1,536 (-4%)	1mo	$302,500	$197	56
234 Pemberton Rd	0.47mi	3/2.0	1,417 (-11%)	1mo	$350,000	$247	56
268 Angelus Dr	0.71mi	3/2.0	1,463 (-8%)	0mo	$251,202	$172	51
54 Ransford Ave	0.54mi	3/2.5	1,368 (-14%)	2mo	$287,000	$210	45
2820 Culver Rd	0.67mi	3/1.5	1,362 (-15%)	2mo	$250,350	$184	43
333 Brandon Rd	0.58mi	4/2.0 (+1)	1,824 (+14%)	1mo	$382,000	$209	41

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-34,940
• Equity at exit: $32,788

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-28,969
• 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 14622

• Home prices YoY: -8.1%
• Active inventory: 47
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$549 /mo · $6,591/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $8

Break-even live

Break-even rent $2,271

Max offer price $219,900

Occupancy floor 95%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	2d	8	0.90mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	1.00mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.05mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.20mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $219,900 Active 1 DOM

ⓘ 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: $6,591 · $549/mo
• Projected year-2 tax: $6,591 · $549/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: $27,368
• − Mortgage interest: −$12,318
• − Property taxes: −$6,591
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$6,397
• Taxable loss: −$3,416
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $912/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

+729.8% since first listed

28 events — show timeline

• 2026-06-17 Listed $219,900 UNYREIS
• 2025-04-30 Sold (MLS) $305,000 UNYREIS
• 2025-04-03 Pending — UNYREIS
• 2025-03-26 Listed $199,900 UNYREIS
• 2018-10-17 Sold (Public Records) $132,000 Public Records
• 2018-10-16 Sold (MLS) $131,700 UNYREIS
• 2018-09-13 Pending — UNYREIS
• 2018-09-10 Listed $129,900 UNYREIS
• 2017-11-06 Sold (Public Records) $125,500 Public Records
• 2017-11-03 Sold (MLS) $125,500 UNYREIS
• 2017-10-02 Pending — UNYREIS
• 2017-09-08 Pending — UNYREIS
• 2017-08-30 Listed $124,900 UNYREIS
• 2016-06-27 Listing Removed — UNYREIS
• 2016-04-04 Price Changed $124,900 UNYREIS
• 2016-03-22 Listed $129,900 UNYREIS
• 2016-03-22 Listing Removed — UNYREIS
• 2016-02-24 Listed $129,900 UNYREIS
• 2013-07-15 Listing Removed — UNYREIS
• 2013-03-25 Sold (Public Records) $125,000 Public Records
• 2013-03-22 Sold (MLS) $125,000 UNYREIS
• 2012-11-06 Listed $129,900 UNYREIS
• 2011-05-12 Sold (Public Records) $115,000 Public Records
• 2011-05-11 Sold (MLS) $115,000 UNYREIS
• 2011-03-01 Listed $119,900 UNYREIS
• 2008-06-02 Sold (Public Records) $114,900 Public Records
• 2008-01-18 Sold (Public Records) $58,000 Public Records
• 2007-10-16 Sold (Public Records) $26,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $6,591 · +1.7% YoY. Source: county tax records.