986 Gravel Rd · Irondequoit, NY 14580

$279,900

4 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 8 Days on market

Built 1954 0.40 ac lot Est $357k · 22% 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 +15.0/15.0
• Cash flow +10.9/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Cape Cod nicely refreshed inside and out! Updated kitchen with all appliances included (gas range is new), tile back splash and floor. Two full remodeled baths on the main floor. One with a walk in shower. First floor laundry room, too, makes for possible main floor living! Freshly painted through out with new wall to wall carpeting, light fixtures, plugs and switches. Clean basement with updated mechanics. Family Room with sliding door that leads to deck. Front Living Room. Clean, nice and ready to move in and enjoy!

Key facts

• Side mudroom entry
• First floor laundry
• Remodeled kitchen

Tags

• FIRST FLOOR LAUNDRY
• SIDE MUDROOM ENTRY
• REMODELED KITCHEN
• ADDED 3-SEASON ROOM
• FULL DRY BASEMENT
• ENCLOSED HOT TUB AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (13.6% below list).
• Recommended offer: $242k (13.6% below list) — sets the bar for 1% rule.
• 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.
• 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); 243 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 $8k 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.
• 3 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 $160k; list at $280k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $241,787 (13.6% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $356,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
986 Gravel Rd	0.00mi	4/2.0	1,644 (0%)	1mo	$295,000	$179	100
961 Garden Ln	0.24mi	3/3.0 (-1)	1,683 (+2%)	10mo	$395,000	$235	68
635 Blue Spruce Dr	0.20mi	4/2.5	1,776 (+8%)	11mo	$309,000	$174	66
663 Beverly Dr	0.37mi	4/2.0	1,706 (+4%)	13mo	$370,000	$217	66
671 Adeline Dr	0.44mi	4/2.0	1,537 (-6%)	7mo	$324,500	$211	63
1021 Gravel Rd	0.23mi	3/1.0 (-1)	1,482 (-10%)	8mo	$150,000	$101	57
691 Regina Dr	0.73mi	4/1.5	1,578 (-4%)	1mo	$377,500	$239	57
658 Regina Dr	0.58mi	3/1.5 (-1)	1,741 (+6%)	1mo	$396,000	$227	56
611 Galbro Cir	0.39mi	3/2.5 (-1)	1,772 (+8%)	9mo	$380,000	$214	54
965 Danby Dr	0.44mi	4/1.5	1,428 (-13%)	2mo	$330,000	$231	54
899 Lothario Cir	0.66mi	4/2.5	1,808 (+10%)	13mo	$501,000	$277	40
1100 Hatch Rd	0.72mi	3/1.5 (-1)	1,400 (-15%)	11mo	$235,000	$168	26

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-54,462
• Equity at exit: $41,734

10-year hold

• IRR: -14.4%
• Equity multiple: 0.20×
• Total profit: $-63,029
• Equity at exit: $24,201

Cash invested: $78,372 (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: 243
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,418 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$447 /mo · $5,359/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-121

Break-even live

Break-even rent $2,571

Max offer price $258,534

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   price $279,900
3. 2026-04-14
   listed $289,900 Active
4. 2019-03-27
   soldstatus $159,900
5. 2019-03-26
   soldstatus $159,900 Closed Sale or Rented 532-char remark

   Show marketing remark (532 chars)

   Spacious Cape Cod nicely refreshed inside and out! Updated kitchen with all appliances included (gas range is new), tile back splash and floor. Two full remodeled baths on the main floor. One with a walk in shower. First floor laundry room, too, makes for possible main floor living! Freshly painted through out with new wall to wall carpeting, light fixtures, plugs and switches. Clean basement with updated mechanics. Family Room with sliding door that leads to deck. Front Living Room. Clean, nice and ready to move in and enjoy!

6. 2019-03-02
   status Pending Sale 532-char remark

   Show marketing remark (532 chars)

   Spacious Cape Cod nicely refreshed inside and out! Updated kitchen with all appliances included (gas range is new), tile back splash and floor. Two full remodeled baths on the main floor. One with a walk in shower. First floor laundry room, too, makes for possible main floor living! Freshly painted through out with new wall to wall carpeting, light fixtures, plugs and switches. Clean basement with updated mechanics. Family Room with sliding door that leads to deck. Front Living Room. Clean, nice and ready to move in and enjoy!

7. 2019-02-11
   status Active 532-char remark

   Show marketing remark (532 chars)

   Spacious Cape Cod nicely refreshed inside and out! Updated kitchen with all appliances included (gas range is new), tile back splash and floor. Two full remodeled baths on the main floor. One with a walk in shower. First floor laundry room, too, makes for possible main floor living! Freshly painted through out with new wall to wall carpeting, light fixtures, plugs and switches. Clean basement with updated mechanics. Family Room with sliding door that leads to deck. Front Living Room. Clean, nice and ready to move in and enjoy!

8. 2019-02-05
   status Pending Sale 532-char remark

   Show marketing remark (532 chars)

   Spacious Cape Cod nicely refreshed inside and out! Updated kitchen with all appliances included (gas range is new), tile back splash and floor. Two full remodeled baths on the main floor. One with a walk in shower. First floor laundry room, too, makes for possible main floor living! Freshly painted through out with new wall to wall carpeting, light fixtures, plugs and switches. Clean basement with updated mechanics. Family Room with sliding door that leads to deck. Front Living Room. Clean, nice and ready to move in and enjoy!

9. 2019-01-03
   listed $159,900 Active 532-char remark

   Show marketing remark (532 chars)

   Spacious Cape Cod nicely refreshed inside and out! Updated kitchen with all appliances included (gas range is new), tile back splash and floor. Two full remodeled baths on the main floor. One with a walk in shower. First floor laundry room, too, makes for possible main floor living! Freshly painted through out with new wall to wall carpeting, light fixtures, plugs and switches. Clean basement with updated mechanics. Family Room with sliding door that leads to deck. Front Living Room. Clean, nice and ready to move in and enjoy!

10. 2018-11-13
    soldstatus $100,000
11. 1999-03-23
    soldstatus $91,000
12. 1995-09-18
    soldstatus $87,900

ⓘ 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: $5,359 · $447/mo
• Projected year-2 tax: $5,359 · $447/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 · 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: $29,014
• − Mortgage interest: −$15,679
• − Property taxes: −$5,359
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$8,143
• Taxable loss: −$6,208
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $39/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

+218.4% since first listed

12 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-21 Price Changed $279,900 UNYREIS
• 2026-04-14 Listed $289,900 UNYREIS
• 2019-03-27 Sold (Public Records) $159,900 Public Records
• 2019-03-26 Sold (MLS) $159,900 UNYREIS
• 2019-03-02 Pending — UNYREIS
• 2019-02-11 Relisted — UNYREIS
• 2019-02-05 Pending — UNYREIS
• 2019-01-03 Listed $159,900 UNYREIS
• 2018-11-13 Sold (Public Records) $100,000 Public Records
• 1999-03-23 Sold (Public Records) $91,000 Public Records
• 1995-09-18 Sold (Public Records) $87,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,359 · +0.2% YoY. Source: county tax records.