201 Vinal Ave · Irondequoit, NY 14609

$149,900

2 bd · 1.0 ba · 849 sqft · SingleFamily public records · 13 Days on market

Built 1928 6,098 sqft lot Est $166k · 9% 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 +11.8/15.0
• Cash flow +10.8/30.0
• 1% rule +4.5/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute as a button! This Updated home located on Vinal Ave in Irondequoit is ready for you to move right in! Cozy 2-bedroom ranch will leave you with very low maintenance! Updates include Granite countertops, Luxury vinyl throughout, New High efficiency furnace and AC (2020), New Water Heater (2020), Brand new refrigerator, Windows were all replaced (2020), Rear roof and Flat roof over porch are new (2025), Driveway WILL be sealed prior to closing! Green Light Internet is ready to go and pre wired! Don't miss your opportunity, NO DELAYED NEGOTIATIONS.

Key facts

• Luxury vinyl
• New water heater
• Windows replaced

Tags

• GRANITE COUNTERTOPS
• LUXURY VINYL
• HIGH EFFICIENCY FURNACE
• NEW WATER HEATER
• BRAND NEW REFRIGERATOR
• WINDOWS REPLACED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story existing home; Entry on main level
• Construction: Aluminum and vinyl siding; Block foundation; Architectural, flat, and shingle roof; Copper and PEX plumbing
• Exterior features: Enclosed porch and porch; Blacktop driveway; Shed(s) and storage; Near public transit; Rectangular residential lot (60 x 100); City street frontage; See remarks

Interior

• Kitchen: Gas oven and gas range; Range hood; Refrigerator; Granite counters; Eat-in kitchen; Breakfast bar
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Wall-mounted cooling unit
• Interior features: Breakfast bar; Entrance foyer; Eat-in kitchen; Separate/formal living room; Granite counters; Has basement (partial crawl space)
• Laundry & utility: Washer and dryer on main level; Exhaust fan; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-69 ($-826/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (5.3% below list).
• Recommended offer: $138k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,733 (8.1% 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 1928 — 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: 0.95% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $165,555
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Vinal Ave	0.00mi	2/1.0	849 (0%)	0mo	$160,000	$188	100
1999 N Goodman St	0.24mi	2/2.0	858 (+1%)	2mo	$180,000	$210	82
187 Bennett Ave	0.04mi	2/1.5	925 (+9%)	0mo	$180,000	$195	81
239 Woodside Pl	0.36mi	2/1.0	852 (+0%)	5mo	$142,000	$167	79
305 Woodside Pl	0.32mi	2/1.5	852 (+0%)	10mo	$155,000	$182	74
138 Clark Ave	0.14mi	3/1.0 (+1)	890 (+5%)	8mo	$166,000	$187	73
171 Bennett Ave	0.06mi	3/2.0 (+1)	925 (+9%)	8mo	$200,000	$216	67
285 Waring Rd	0.62mi	2/1.0	816 (-4%)	1mo	$172,000	$211	64
223 Woodside Pl	0.37mi	3/1.0 (+1)	900 (+6%)	8mo	$180,000	$200	61
171 Vinal Ave	0.04mi	3/2.0 (+1)	950 (+12%)	10mo	$160,000	$168	61
93 Heberle Rd	0.70mi	2/1.0	792 (-7%)	9mo	$176,000	$222	48
332 Cascade Pl	0.42mi	2/1.0	722 (-15%)	9mo	$129,900	$180	48

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: -13.4%
• Equity multiple: 0.49×
• Total profit: $-21,228
• Equity at exit: $22,351

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $9,632
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$786
• Tax from tax record: −$342 /mo · $4,106/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-69

Break-even live

Break-even rent $1,507

Max offer price $137,733

Occupancy floor 100%

Sensitivity live

Price	-10% $16	-5% $-26	+0% $-69	+5% $-111	+10% $-154
Rent	-10% $-181	-5% $-125	+0% $-69	+5% $-13	+10% $43
Rate	-1.0pp $7	-0.5pp $-31	base $-69	+0.5pp $-108	+1.0pp $-147

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	11d	4	0.46mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	44d	1	0.48mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	0.50mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	0.50mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	44d	1	0.58mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	3d	3	0.62mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.69mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	24d	1	0.85mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	22d	1	0.85mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	3d	8	0.87mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	44d	3	0.90mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	3d	9	0.90mi
65 Waring Rd Rochester, NY	2.0	1.0	665	$848	$1.28	44d	1	0.91mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	1.00mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	11d	1	1.08mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	1.10mi
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	3d	12	1.23mi
11 Renwood St Unit Dn Rochester, NY	2.0	1.0	690	$1,095	$1.59	24d	1	1.30mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	1.32mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	1.33mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.40mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	44d	1	1.43mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	19d	1	1.43mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	4d	3	1.44mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	3d	4	1.48mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-25
   historical Active Under Contract
3. 2026-04-16
   listed $149,900 Active
4. 2020-03-06
   soldstatus $40,000
5. 2019-11-01
   historical
6. 2019-10-16
   price $54,900
7. 2019-09-24
   listed $59,900 Active
8. 2002-02-22
   soldstatus $25,000

ⓘ 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: $4,106 · $342/mo
• Projected year-2 tax: $4,106 · $342/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: $17,041
• − Mortgage interest: −$8,397
• − Property taxes: −$4,106
• − Insurance: −$750
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,361
• Taxable loss: −$3,299
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $-35/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

+499.6% since first listed

8 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-25 Contingent — UNYREIS
• 2026-04-16 Listed $149,900 UNYREIS
• 2020-03-06 Sold (Public Records) $40,000 Public Records
• 2019-11-01 Listing Removed — UNYREIS
• 2019-10-16 Price Changed $54,900 UNYREIS
• 2019-09-24 Listed $59,900 UNYREIS
• 2002-02-22 Sold (Public Records) $25,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $4,106 · +1.3% YoY. Source: county tax records.