194 Taft Ave · Irondequoit, NY 14609

$139,900

3 bd · 1.0 ba · 1,621 sqft · SingleFamily public records · 1 Days on market

Built 1930 3,049 sqft lot Est $201k · 30% under

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Why this score? — see what drove the B+ 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).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS & HANDY OWNER-OCCUPANTS! Opportunity knocks with this charming 3-bedroom, 1-bath Cape Cod nestled in the heart of Irondequoit. Bring your tools and imagination to unlock the full potential this home has to offer. The first floor features a large eat-in kitchen, convenient first-floor bedroom and full bath, a bright, open living room, and an enclosed front porch perfect for relaxing. Upstairs, you’ll find two additional bedrooms and a flex space ideal for a walk-in closet, home office, or shared kids’ playroom. Set on a spacious double lot, enjoy a partially fenced yard, oversized detached garage, vinyl siding, and a bonus storage shed. With solid bones and endless potential, this is the perfect project for someone looking to build sweat equity or add to their investment portfolio. Delayed Negotiations: Offers due Tuesday, October 28th at 5 PM.

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water (connected); Public sewer (connected)
• Home design: Two-story home; Existing (resale) property; Asphalt roof; Vinyl siding; Block foundation; City street frontage
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built as existing structure
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Rectangular residential lot (approx. 30 x 100)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.8% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% 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 $967 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $95k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $201,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Taft Ave	0.00mi	3/1.0	1,621 (0%)	1mo	$125,000	$77	100
78 Shelmont Dr	0.35mi	3/2.0	1,608 (-1%)	5mo	$235,000	$146	74
126 Bennett Ave	0.17mi	4/2.0 (+1)	1,600 (-1%)	8mo	$170,000	$106	74
1646 Norton St	0.30mi	3/1.5	1,450 (-10%)	0mo	$135,000	$93	66
131 Meadow Cir	0.33mi	3/1.5	1,776 (+10%)	3mo	$235,000	$132	64
425 Norran Dr	0.19mi	3/1.5	1,394 (-14%)	6mo	$210,000	$151	61
95 Fieldwood Dr	0.61mi	3/2.0	1,735 (+7%)	5mo	$195,000	$112	52
104 Midland Ave	0.53mi	3/1.0	1,458 (-10%)	8mo	$180,000	$123	52
467 Waring Rd	0.45mi	4/1.5 (+1)	1,475 (-9%)	7mo	$183,000	$124	51
2381 Culver Rd	0.69mi	3/2.0	1,557 (-4%)	10mo	$220,000	$141	49
1540 N Goodman St	0.58mi	3/1.5	1,456 (-10%)	9mo	$119,900	$82	46
49 Vinton Rd	0.70mi	3/1.5	1,475 (-9%)	5mo	$250,000	$169	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: 12.4%
• Equity multiple: 1.52×
• Total profit: $20,478
• Equity at exit: $20,860

10-year hold

• IRR: 24.9%
• Equity multiple: 3.68×
• Total profit: $105,168
• Equity at exit: $12,096

Cash invested: $39,172 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $524

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 67%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	0.21mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	0.52mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.70mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	0.70mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	0.72mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	2d	8	0.83mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.88mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.91mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	1.00mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.00mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	1.01mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	1.01mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	1.19mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.20mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	1.26mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	1.39mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	1.44mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	1.47mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-05-05
   listed $139,900 Active
3. 2025-12-11
   soldstatus $95,000 Closed 893-char remark

   Show marketing remark (893 chars)

   ATTENTION INVESTORS & HANDY OWNER-OCCUPANTS! Opportunity knocks with this charming 3-bedroom, 1-bath Cape Cod nestled in the heart of Irondequoit. Bring your tools and imagination to unlock the full potential this home has to offer. The first floor features a large eat-in kitchen, convenient first-floor bedroom and full bath, a bright, open living room, and an enclosed front porch perfect for relaxing. Upstairs, you’ll find two additional bedrooms and a flex space ideal for a walk-in closet, home office, or shared kids’ playroom. Set on a spacious double lot, enjoy a partially fenced yard, oversized detached garage, vinyl siding, and a bonus storage shed. With solid bones and endless potential, this is the perfect project for someone looking to build sweat equity or add to their investment portfolio. Delayed Negotiations: Offers due Tuesday, October 28th at 5 PM.

4. 2025-12-11
   soldstatus $95,000

   Show marketing remark (893 chars)

   ATTENTION INVESTORS & HANDY OWNER-OCCUPANTS! Opportunity knocks with this charming 3-bedroom, 1-bath Cape Cod nestled in the heart of Irondequoit. Bring your tools and imagination to unlock the full potential this home has to offer. The first floor features a large eat-in kitchen, convenient first-floor bedroom and full bath, a bright, open living room, and an enclosed front porch perfect for relaxing. Upstairs, you’ll find two additional bedrooms and a flex space ideal for a walk-in closet, home office, or shared kids’ playroom. Set on a spacious double lot, enjoy a partially fenced yard, oversized detached garage, vinyl siding, and a bonus storage shed. With solid bones and endless potential, this is the perfect project for someone looking to build sweat equity or add to their investment portfolio. Delayed Negotiations: Offers due Tuesday, October 28th at 5 PM.

5. 2025-10-29
   status Pending 893-char remark

   Show marketing remark (893 chars)

   ATTENTION INVESTORS & HANDY OWNER-OCCUPANTS! Opportunity knocks with this charming 3-bedroom, 1-bath Cape Cod nestled in the heart of Irondequoit. Bring your tools and imagination to unlock the full potential this home has to offer. The first floor features a large eat-in kitchen, convenient first-floor bedroom and full bath, a bright, open living room, and an enclosed front porch perfect for relaxing. Upstairs, you’ll find two additional bedrooms and a flex space ideal for a walk-in closet, home office, or shared kids’ playroom. Set on a spacious double lot, enjoy a partially fenced yard, oversized detached garage, vinyl siding, and a bonus storage shed. With solid bones and endless potential, this is the perfect project for someone looking to build sweat equity or add to their investment portfolio. Delayed Negotiations: Offers due Tuesday, October 28th at 5 PM.

6. 2025-10-22
   listed $89,900 Active 893-char remark

   Show marketing remark (893 chars)

   ATTENTION INVESTORS & HANDY OWNER-OCCUPANTS! Opportunity knocks with this charming 3-bedroom, 1-bath Cape Cod nestled in the heart of Irondequoit. Bring your tools and imagination to unlock the full potential this home has to offer. The first floor features a large eat-in kitchen, convenient first-floor bedroom and full bath, a bright, open living room, and an enclosed front porch perfect for relaxing. Upstairs, you’ll find two additional bedrooms and a flex space ideal for a walk-in closet, home office, or shared kids’ playroom. Set on a spacious double lot, enjoy a partially fenced yard, oversized detached garage, vinyl siding, and a bonus storage shed. With solid bones and endless potential, this is the perfect project for someone looking to build sweat equity or add to their investment portfolio. Delayed Negotiations: Offers due Tuesday, October 28th at 5 PM.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $22,646
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$4,070
• Taxable income: $4,318
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $5,252/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: 432,803
• 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

+55.6% since first listed

6 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-05-05 Listed $139,900 UNYREIS
• 2025-12-11 Sold (Public Records) $95,000 Public Records
• 2025-12-11 Sold (MLS) $95,000 UNYREIS
• 2025-10-29 Pending — UNYREIS
• 2025-10-22 Listed $89,900 UNYREIS

Property tax history

+11.0%/yr

Latest (2025): $7,527 · +34.6% YoY. Source: county tax records.