994 Gravel Rd · Irondequoit, NY 14580

$239,900

4 bd · 1.5 ba · 1,308 sqft · SingleFamily public records · 8 Days on market

Built 1952 0.56 ac lot $183/sqft · 17% below area Est $288k · 17% 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 +15.9/30.0
• ARV discount +15.0/15.0
• Schools +5.5/10.0
• 1% rule +5.1/10.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lot of house for the asking price in this 4-bedroom, 2 full bath Cape Cod in Webster schools, on over ½ acre lot. 2 bedrooms and updated full bath on first floor, eat in kitchen. 2 bedrooms and 1 full bath upstairs. Hardwoods under carpet in family room. 1 car attached garage. Nice breeze way to enjoy those summer nights. Partially finished basement. Tons of natural light. Huge back yard includes mature trees and patio. New dishwasher, all appliance stay. Move in condition. Great location, close to shopping, restaurants and expressway. Call for easy showing.

Key facts

• Heated floors
• Updated kitchen
• Mudroom

Tags

• OVERSIZED DRIVEWAY
• UPDATED KITCHEN
• MUDROOM
• HEATED FLOORS
• FULLY FENCED BACKYARD
• PATIO

Property features AI

Finance

• Other: Lot roughly 0.56 acre (approx. dimensions 80 x 215); Lot is rectangular and near public transit

Exterior

• Parking: Attached garage; Garage with approximately 2.5 spaces; Driveway parking
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Vinyl siding; Existing construction; Resale property
• Construction: Vinyl siding exterior; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Patio

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Disposal; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Has heating and cooling
• Interior features: Ceiling fans; Eat-in kitchen; Accessible bedroom; Bedroom on main level; See remarks
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 6.9% 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.
• Webster Central School District (suburban): math 62% / reading 63% proficiency, ranked #184 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.4%/yr); 242 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 $2k of loan paydown is wiped out by about $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $138k; list at $240k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1952 — 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: 1.01% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 8.3

CMA / ARV

• ARV (median comp): $287,969
• List price: $239,900
• Delta: -16.69%
• 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
998 Gravel Rd	0.04mi	3/1.5 (-1)	1,323 (+1%)	8mo	$258,000	$195	84
623 Beverly Dr	0.15mi	3/1.0 (-1)	1,296 (-1%)	13mo	$325,000	$251	74
485 Ridge Rd	0.61mi	3/2.0 (-1)	1,287 (-2%)	0mo	$251,500	$195	62
965 Danby Dr	0.51mi	4/1.5	1,428 (+9%)	2mo	$330,000	$231	60
1021 Gravel Rd	0.15mi	3/1.0 (-1)	1,482 (+13%)	8mo	$150,000	$101	58
971 Maple Dr	0.63mi	3/1.0 (-1)	1,364 (+4%)	9mo	$340,000	$249	49
638 Beverly Dr	0.27mi	3/1.0 (-1)	1,136 (-13%)	13mo	$265,000	$233	47
479 Ridge Rd	0.64mi	3/1.5 (-1)	1,223 (-6%)	9mo	$235,000	$192	46
662 Beverly Dr	0.42mi	3/1.0 (-1)	1,144 (-12%)	12mo	$270,000	$236	43
1100 Hatch Rd	0.68mi	3/1.5 (-1)	1,400 (+7%)	11mo	$235,000	$168	42
1080 Cherry Hill Ln	0.69mi	3/1.5 (-1)	1,392 (+6%)	12mo	$321,000	$231	42
1084 Cherry Hill Ln	0.71mi	3/2.0 (-1)	1,200 (-8%)	8mo	$240,000	$200	40

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-32,898
• Equity at exit: $35,770

10-year hold

• IRR: -5.9%
• Equity multiple: 0.63×
• Total profit: $-24,763
• Equity at exit: $20,742

Cash invested: $67,172 (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 14580

• Rents YoY: 2.4%
• Active inventory: 242
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$437 /mo · $5,249/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $115

Break-even live

Break-even rent $2,273

Max offer price $239,900

Occupancy floor 90%

Sensitivity live

Price	-10% $251	-5% $183	+0% $115	+5% $48	+10% $-20
Rent	-10% $-76	-5% $20	+0% $115	+5% $211	+10% $307
Rate	-1.0pp $236	-0.5pp $176	base $115	+0.5pp $53	+1.0pp $-10

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-11
   listed $239,900 Active 1614-char remark
2. 2018-05-25
   soldstatus $138,000 Closed Sale or Rented 573-char remark

   Show marketing remark (573 chars)

   A lot of house for the asking price in this 4-bedroom, 2 full bath Cape Cod in Webster schools, on over ½ acre lot. 2 bedrooms and updated full bath on first floor, eat in kitchen. 2 bedrooms and 1 full bath upstairs. Hardwoods under carpet in family room. 1 car attached garage. Nice breeze way to enjoy those summer nights. Partially finished basement. Tons of natural light. Huge back yard includes mature trees and patio. New dishwasher, all appliance stay. Move in condition. Great location, close to shopping, restaurants and expressway. Call for easy showing.

3. 2018-05-25
   soldstatus $138,000

   Show marketing remark (573 chars)

   A lot of house for the asking price in this 4-bedroom, 2 full bath Cape Cod in Webster schools, on over ½ acre lot. 2 bedrooms and updated full bath on first floor, eat in kitchen. 2 bedrooms and 1 full bath upstairs. Hardwoods under carpet in family room. 1 car attached garage. Nice breeze way to enjoy those summer nights. Partially finished basement. Tons of natural light. Huge back yard includes mature trees and patio. New dishwasher, all appliance stay. Move in condition. Great location, close to shopping, restaurants and expressway. Call for easy showing.

4. 2018-03-26
   status Pending Sale 573-char remark

   Show marketing remark (573 chars)

   A lot of house for the asking price in this 4-bedroom, 2 full bath Cape Cod in Webster schools, on over ½ acre lot. 2 bedrooms and updated full bath on first floor, eat in kitchen. 2 bedrooms and 1 full bath upstairs. Hardwoods under carpet in family room. 1 car attached garage. Nice breeze way to enjoy those summer nights. Partially finished basement. Tons of natural light. Huge back yard includes mature trees and patio. New dishwasher, all appliance stay. Move in condition. Great location, close to shopping, restaurants and expressway. Call for easy showing.

5. 2018-03-19
   status Under Contract- Do Not Show 573-char remark

   Show marketing remark (573 chars)

   A lot of house for the asking price in this 4-bedroom, 2 full bath Cape Cod in Webster schools, on over ½ acre lot. 2 bedrooms and updated full bath on first floor, eat in kitchen. 2 bedrooms and 1 full bath upstairs. Hardwoods under carpet in family room. 1 car attached garage. Nice breeze way to enjoy those summer nights. Partially finished basement. Tons of natural light. Huge back yard includes mature trees and patio. New dishwasher, all appliance stay. Move in condition. Great location, close to shopping, restaurants and expressway. Call for easy showing.

6. 2018-03-16
   historical Continue to Show- Under Contract 573-char remark

   Show marketing remark (573 chars)

   A lot of house for the asking price in this 4-bedroom, 2 full bath Cape Cod in Webster schools, on over ½ acre lot. 2 bedrooms and updated full bath on first floor, eat in kitchen. 2 bedrooms and 1 full bath upstairs. Hardwoods under carpet in family room. 1 car attached garage. Nice breeze way to enjoy those summer nights. Partially finished basement. Tons of natural light. Huge back yard includes mature trees and patio. New dishwasher, all appliance stay. Move in condition. Great location, close to shopping, restaurants and expressway. Call for easy showing.

7. 2018-03-15
   listed $129,000 Active 573-char remark

   Show marketing remark (573 chars)

   A lot of house for the asking price in this 4-bedroom, 2 full bath Cape Cod in Webster schools, on over ½ acre lot. 2 bedrooms and updated full bath on first floor, eat in kitchen. 2 bedrooms and 1 full bath upstairs. Hardwoods under carpet in family room. 1 car attached garage. Nice breeze way to enjoy those summer nights. Partially finished basement. Tons of natural light. Huge back yard includes mature trees and patio. New dishwasher, all appliance stay. Move in condition. Great location, close to shopping, restaurants and expressway. Call for easy showing.

8. 2006-05-26
   soldstatus $116,000

ⓘ 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: $5,249 · $437/mo
• Projected year-2 tax: $5,249 · $437/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 ≥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: $29,027
• − Mortgage interest: −$13,438
• − Property taxes: −$5,249
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$6,979
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $1,982/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: Webster Central School District
• NCES district ID: 3630360
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $71,221
• Composite: 55.18/100
• National rank: #1273
• State rank: #184 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

• County: Monroe County · 674,131 people
• City population: 74,252
• Metro: Rochester, NY
• Population (ZIP): 54,180
• Household income: $98,310
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1325.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Subsaharan African 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -154.52%
• Current HPI: 266.2145
• Rent YoY: ▲ 2.38%
• 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

+106.8% since first listed

9 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-11 Listed $239,900 UNYREIS
• 2018-05-25 Sold (Public Records) $138,000 Public Records
• 2018-05-25 Sold (MLS) $138,000 UNYREIS
• 2018-03-26 Pending — UNYREIS
• 2018-03-19 Pending — UNYREIS
• 2018-03-16 Contingent — UNYREIS
• 2018-03-15 Listed $129,000 UNYREIS
• 2006-05-26 Sold (Public Records) $116,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,249 · +1.1% YoY. Source: county tax records.