166 Pleasant Ave · Irondequoit, NY 14622

$129,900

2 bd · 1.5 ba · 1,148 sqft · SingleFamily public records · 5 Days on market

Built 1935 8,276 sqft lot Est $218k · 40% 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 +12.5/30.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in one of Irondequoit’s most unique bay and lake lifestyle locations! This Cape Cod style home offers 2 bedrooms, 1.5 baths, an attached garage, full basement, and a flexible layout with plenty of upside for the right buyer. The highlight is the 3-season porch overlooking Irondequoit Bay, where you can enjoy peaceful water views and take in the natural setting that makes this area so special. Inside, the home offers a first-floor bedroom, living room, eat-in kitchen, second-floor bedroom, half bath, and an additional flexible space that could make a great office, hobby area, guest space, or potential 3rd bedroom option depending on your needs. Major features include

Key facts

• Hardwood flooring
• 3 season porch
• Natural setting

Tags

• 3 SEASON PORCH
• VINYL THERMAL WINDOWS
• HARDWOOD FLOORING
• 200 AMP ELECTRIC SERVICE
• ROOF ESTIMATED 14 15 YEARS OLD
• NATURAL SETTING

Property features AI

Exterior

• Parking: Attached garage; Approximately 1.5 garage spaces
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: 2-story existing home; Resale property; Block foundation; Shingle roof; Wood siding; Home faces unspecified direction
• Construction: Wood siding construction; Copper plumbing; Block foundation; Shingle roof; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Bay front on Irondequoit Bay; Near public transit; Rectangular residential lot (60 x 140)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Resilient flooring; Tile; Varied flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Sunroom / Florida room; Programmable thermostat; Thermal windows; Full walk-up basement with exterior entry
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $127k (2.4% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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.
• Zoned schools: Ivan L Green Primary School (328 students, 58% 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: 48 active listings in the ZIP; 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 $898 of loan paydown is wiped out by about $4k 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.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,739 (2.4% 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. Built in 1935 — 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. 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: 1.17% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $218,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Peart Ave	0.22mi	3/1.5 (+1)	1,174 (+2%)	5mo	$220,000	$187	77
260 Point Pleasant Rd	0.04mi	3/2.5 (+1)	1,264 (+10%)	4mo	$365,000	$289	69
256 Breezeway Dr	0.43mi	2/2.0	1,072 (-7%)	1mo	$177,000	$165	66
395 Liberty Ave	0.34mi	2/1.0	1,066 (-7%)	8mo	$193,000	$181	64
321 Wacona Ave	0.28mi	3/1.0 (+1)	1,240 (+8%)	8mo	$175,000	$141	60
163 Park Rd	0.47mi	3/2.0 (+1)	1,221 (+6%)	2mo	$290,000	$238	59
174 Coolidge Rd	0.66mi	2/1.5	1,102 (-4%)	6mo	$221,000	$201	57
207 Coolidge Rd	0.65mi	2/1.5	1,050 (-8%)	2mo	$200,000	$190	54
98 Bayton Dr	0.53mi	2/1.5	1,017 (-11%)	5mo	$179,500	$176	52
83 Keating Dr	0.49mi	2/2.0	1,020 (-11%)	7mo	$197,812	$194	51
2723 Titus Avenue Ext	0.60mi	2/2.0	1,015 (-12%)	5mo	$205,000	$202	46
54 Nixon Dr	0.74mi	3/1.0 (+1)	984 (-14%)	0mo	$127,500	$130	34

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-21,967
• Equity at exit: $19,369

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-19,695
• Equity at exit: $11,231

Cash invested: $36,372 (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 14622

• Home prices YoY: -8.1%
• Active inventory: 48
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$486 /mo · $5,834/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-18

Break-even live

Break-even rent $1,546

Max offer price $126,739

Occupancy floor 96%

Sensitivity live

Price	-10% $56	-5% $19	+0% $-18	+5% $-55	+10% $-91
Rent	-10% $-138	-5% $-78	+0% $-18	+5% $42	+10% $102
Rate	-1.0pp $48	-0.5pp $15	base $-18	+0.5pp $-52	+1.0pp $-86

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   status $129,900 Pending 5 DOM
2. 2026-06-10
   days on market $129,900 Active 5 DOM
3. 2026-06-09
   days on market $129,900 Active 4 DOM
4. 2026-06-09
   days on market $129,900 Active 3 DOM
5. 2026-06-07
   remarks 693-char remark
6. 2026-06-07
   listed $129,900 Active 2 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: $5,834 · $486/mo
• Projected year-2 tax: $5,834 · $486/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 ≥96°F today · 15 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: $18,282
• − Mortgage interest: −$7,276
• − Property taxes: −$5,834
• − Insurance: −$650
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$3,779
• Taxable loss: −$2,181
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $309/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

1 event — show timeline

• 2026-06-05 Listed $129,900 UNYREIS

Property tax history

+13.5%/yr

Latest (2025): $5,834 · -48.6% YoY. Source: county tax records.