124 Gilbert Dr · Irondequoit, NY 14609

$149,999

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 11 Days on market

Built 1937 8,276 sqft lot Est $258k · 42% 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 +10.9/30.0
• 1% rule +6.7/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open Sun. Sep 15 1-3 Fresh neutral paint on all interior rooms. Bright cheery updated kitchen with hardwood floor and 4 appliances. Spacious rooms. Sliding glass door to oversized deck and great yard. Overall condition is excellent. Same owner for 45 years. Formal dining room, TV room. Many newer thermal windows. Roof 2003. Newer exterior doors. Quiet residential street Minutes from I-590. Includes washer and dryer. Woodburning fireplace to warm your toes in the winter and Central Air Conditioning to cool you in the summer.

Key facts

• Cozy gas fireplace
• Updated kitchen
• Enclosed sun porch

Tags

• UPDATED KITCHEN
• COZY GAS FIREPLACE
• HIGH-EFFICIENCY FURNACE
• LOW-MAINTENANCE VINYL SIDING
• FULLY FENCED BACKYARD
• ENCLOSED SUN PORCH

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing home; Block foundation
• Construction: Cedar construction; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Rectangular residential lot (46 x 145)

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: Total rooms: 7 (includes laundry)
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Full basement
• Laundry & utility: Laundry in basement

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 $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (3.0% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Zoned schools: Helendale Road Primary School (282 students, 56% 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: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 $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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,532 (3.0% 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 1937 — 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: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $257,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Empire Blvd	0.28mi	3/2.0	1,344 (+2%)	3mo	$306,000	$228	77
23 Martinot Ave	0.44mi	3/1.0	1,292 (-2%)	1mo	$255,000	$197	76
515 Shelford Rd	0.30mi	2/2.0 (-1)	1,304 (-1%)	1mo	$245,000	$188	74
85 Culver Pkwy	0.51mi	3/1.5	1,298 (-1%)	1mo	$287,500	$221	72
230 Laurelton Rd	0.45mi	3/1.5	1,362 (+4%)	1mo	$289,000	$212	70
358 Pardee Rd	0.41mi	3/1.0	1,392 (+6%)	2mo	$266,000	$191	69
67 Harwick Rd	0.34mi	3/1.0	1,434 (+9%)	3mo	$162,500	$113	66
297 Spencer Rd	0.62mi	3/1.5	1,228 (-6%)	3mo	$243,500	$198	55
34 Woodrow Ave	0.69mi	3/1.5	1,406 (+7%)	1mo	$275,000	$196	53
2550 Norton St	0.73mi	3/1.5	1,396 (+6%)	1mo	$218,000	$156	52
204 Salisbury St	0.69mi	4/1.5 (+1)	1,449 (+10%)	1mo	$187,460	$129	42
2016 Clifford Ave	0.73mi	3/1.0	1,502 (+14%)	3mo	$225,000	$150	39

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: -11.8%
• Equity multiple: 0.54×
• Total profit: $-19,138
• Equity at exit: $22,365

10-year hold

• IRR: 5.1%
• Equity multiple: 1.48×
• Total profit: $20,320
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$787
• Tax from tax record: −$606 /mo · $7,277/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-66

Break-even live

Break-even rent $1,842

Max offer price $145,532

Occupancy floor 99%

Sensitivity live

Price	-10% $457	-5% $405	+0% $-66	+5% $-108	+10% $-151
Rent	-10% $-205	-5% $-135	+0% $-66	+5% $4	+10% $73
Rate	-1.0pp $10	-0.5pp $-28	base $-66	+0.5pp $-105	+1.0pp $-144

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	0.47mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	0.47mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	0.49mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	5d	1	0.84mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	0.93mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	45d	1	0.94mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	5d	1	1.02mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	12d	1	1.05mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	23d	1	1.05mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	1.06mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	1.07mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	45d	1	1.09mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	1.09mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	1.18mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	23d	1	1.18mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	12d	4	1.20mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	23d	1	1.27mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	4d	1	1.33mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	5d	1	1.36mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	45d	1	1.41mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	45d	1	1.42mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	23d	1	1.42mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	23d	1	1.42mi

Listing history 7 events

1. 2026-06-22
   days on market $149,999 Active 11 DOM
2. 2026-06-18
   days on market $149,999 Active 8 DOM
3. 2026-06-17
   days on market $149,999 Active 7 DOM
4. 2026-06-16
   days on market $149,999 Active 6 DOM
5. 2026-06-15
   days on market $149,999 Active 5 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   listed $149,999 Active 3 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: $7,277 · $606/mo
• Projected year-2 tax: $7,277 · $606/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $21,108
• − Mortgage interest: −$8,402
• − Property taxes: −$7,277
• − Insurance: −$750
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,364
• Taxable loss: −$3,062
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $-56/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

+43.0% since first listed

5 events — show timeline

• 2026-06-10 Listed $149,999 UNYREIS
• 2013-10-16 Sold (Public Records) $95,000 Public Records
• 2013-10-15 Sold (MLS) $95,000 UNYREIS
• 2013-08-05 Listed $99,900 UNYREIS
• 2013-04-17 Listed $104,900 UNYREIS

Property tax history

+5.5%/yr

Latest (2025): $7,277 · +14.1% YoY. Source: county tax records.