2106 N Goodman St · Irondequoit, NY 14609

$149,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 19 Days on market

Built 1955 5,663 sqft lot $164/sqft · 23% below area Est $196k · 23% 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).

• Cash flow +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Why rent when you can own this ideally situated ranch home? With fresh paint and new flooring throughout, this 3-bedroom gem feels surprisingly spacious. Enjoy abundant natural light, along with a fully updated kitchen and bathroom—making it the perfect choice for anyone! All offers to be reviewed 2/24 @ 12pm. Please allow 24hrs for review.

Key facts

• Ranch home
• Fresh paint
• New flooring

Tags

• RANCH HOME
• FRESH PAINT
• NEW FLOORING
• ABUNDANT NATURAL LIGHT
• FULLY UPDATED KITCHEN
• FULLY UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $42k; list at $150k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $195,608
• List price: $149,900
• Delta: -23.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 Bennett Ave	0.29mi	2/1.5 (-1)	925 (+1%)	0mo	$180,000	$195	77
138 Clark Ave	0.32mi	3/1.0	890 (-2%)	8mo	$166,000	$187	74
171 Bennett Ave	0.30mi	3/2.0	925 (+1%)	8mo	$200,000	$216	73
1999 N Goodman St	0.17mi	2/2.0 (-1)	858 (-6%)	2mo	$180,000	$210	72
201 Vinal Ave	0.30mi	2/1.0 (-1)	849 (-7%)	0mo	$160,000	$188	69
155 Knapp Ave	0.30mi	3/1.0	992 (+9%)	7mo	$171,000	$172	66
223 Woodside Pl	0.67mi	3/1.0	900 (-1%)	8mo	$180,000	$200	60
81 Cynthia Ln	0.67mi	2/1.0 (-1)	900 (-1%)	8mo	$160,000	$178	55
26 Knapp Ave	0.49mi	3/1.0	1,008 (+10%)	6mo	$160,000	$159	54
239 Woodside Pl	0.65mi	2/1.0 (-1)	852 (-7%)	5mo	$142,000	$167	50
62 Sylvester St	0.64mi	3/1.5	1,036 (+14%)	2mo	$195,000	$188	44
51 Sylvester St	0.67mi	3/1.0	1,040 (+14%)	2mo	$90,000	$87	44

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,920
• Equity at exit: $22,351

10-year hold

• IRR: 12.1%
• Equity multiple: 2.17×
• Total profit: $49,015
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $193

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 83%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	0.34mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	0.41mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	43d	1	0.55mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	23d	1	0.57mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	2d	8	0.62mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	0.66mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	13d	1	0.70mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	43d	1	0.77mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	10d	1	0.86mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	2d	3	0.88mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.98mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	21d	1	1.03mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	1.19mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	1.19mi
65 Waring Rd Rochester, NY	2.0	1.0	665	$848	$1.28	43d	1	1.19mi
1750 Hudson Ave Irondequoit, NY	1.0–2.0	1.0	654	$1,900	$2.90	2d	4	1.22mi
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	2d	12	1.29mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	1.33mi
11 Renwood St Unit Dn Rochester, NY	2.0	1.0	690	$1,095	$1.59	23d	1	1.38mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	1.46mi

Listing history 11 events

1. 2026-05-04
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Why rent when you can own this ideally situated ranch home? With fresh paint and new flooring throughout, this 3-bedroom gem feels surprisingly spacious. Enjoy abundant natural light, along with a fully updated kitchen and bathroom—making it the perfect choice for anyone! All offers to be reviewed 2/24 @ 12pm. Please allow 24hrs for review.

2. 2026-04-23
   status Active 348-char remark

   Show marketing remark (348 chars)

   Why rent when you can own this ideally situated ranch home? With fresh paint and new flooring throughout, this 3-bedroom gem feels surprisingly spacious. Enjoy abundant natural light, along with a fully updated kitchen and bathroom—making it the perfect choice for anyone! All offers to be reviewed 2/24 @ 12pm. Please allow 24hrs for review.

3. 2026-02-25
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Why rent when you can own this ideally situated ranch home? With fresh paint and new flooring throughout, this 3-bedroom gem feels surprisingly spacious. Enjoy abundant natural light, along with a fully updated kitchen and bathroom—making it the perfect choice for anyone! All offers to be reviewed 2/24 @ 12pm. Please allow 24hrs for review.

4. 2026-02-17
   listed $149,900 Active 348-char remark

   Show marketing remark (348 chars)

   Why rent when you can own this ideally situated ranch home? With fresh paint and new flooring throughout, this 3-bedroom gem feels surprisingly spacious. Enjoy abundant natural light, along with a fully updated kitchen and bathroom—making it the perfect choice for anyone! All offers to be reviewed 2/24 @ 12pm. Please allow 24hrs for review.

5. 2019-03-24
   historical
6. 2019-02-18
   price $79,900
7. 2019-02-05
   listed $84,900 Active
8. 2017-07-18
   soldstatus $42,000 Closed Sale or Rented
9. 2017-04-07
   status Pending Sale
10. 2017-03-02
    listed $47,000 Active
11. 2004-02-25
    soldstatus $49,000

ⓘ 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 2/10 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: $18,672
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,361
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $2,337/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

+205.9% since first listed

11 events — show timeline

• 2026-05-04 Pending — UNYREIS
• 2026-04-23 Relisted — UNYREIS
• 2026-02-25 Pending — UNYREIS
• 2026-02-17 Listed $149,900 UNYREIS
• 2019-03-24 Listing Removed — UNYREIS
• 2019-02-18 Price Changed $79,900 UNYREIS
• 2019-02-05 Listed $84,900 UNYREIS
• 2017-07-18 Sold (MLS) $42,000 UNYREIS
• 2017-04-07 Pending — UNYREIS
• 2017-03-02 Listed $47,000 UNYREIS
• 2004-02-25 Sold (Public Records) $49,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $8,344 · +0.8% YoY. Source: county tax records.