302 Wellington Rd · Irondequoit, NY 14580

$199,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 12 Days on market

Built 1954 0.35 ac lot Est $265k · 24% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* LOVELY WEBSTER HOME WITH ENDLESS POSSIBILITES * THIS HOME IS LOCATED IN THE HEART OF IT ALL * OPEN AIRY FLOW, FEATURING 3 BEDROOMS, ONE WITH A SLIDER TO BEAUTIFUL BACK PATIO * 1ST FLOOR LAUNDRY * NEW FURNACE * NEW A/C * NEW WINDOWS!!! * * NEW FLOORING, RENOVATED BATH, HUGE KITCHEN, WHICH ALSO OFFERS BACK DOOR TO YOUR OVERSIZED 3+ GARAGE SPACE WHICH INCLUDES A TOOL AREA, STORAGE ROOM, HEATING (WITH CONNECT) WATER, ELECTRICAL AND BACK OVERHEAD GARAGE DOOR AS WELL * THIS FLEX SPACE CAN BE EASILY REINVENTED INTO ANY OWNERS DREAM SPACE * HUGE FULLY FENCED BACKYARD IS AN ADDED BONUS * SMALL DECK OFFERS PRIVACY AND PEACEFUL SETTING WITH THE FOREVER FIELD *

Key facts

• Storage room
• Tool area
• Renovated bath

Tags

• RENOVATED BATH
• HUGE KITCHEN
• OVERSIZED GARAGE SPACE
• TOOL AREA
• STORAGE ROOM
• BACK OVERHEAD GARAGE DOOR

Property features AI

Exterior

• Parking: Detached garage with 3 spaces; Heated garage; Garage workshop; Garage has electricity and water available; Garage door opener; Driveway parking
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Circuit breaker electric service
• Home design: Single-story home; Resale property; Asphalt roof
• Construction: Vinyl siding; Pre-cast concrete elements; Insulated attic/crawl hatchway(s)
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street frontage; Lot dimensions approximately 71 x 200

Interior

• Kitchen: Electric cooktop; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl; Various flooring types
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Programmable thermostat
• Interior features: Cathedral ceilings; Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Solid surface counters; Programmable thermostat; Sliding doors
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.6% 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); 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 $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $199,900

Questions for the listing agent

1. Built in 1954 — 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: 1.07% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Wellington Rd	0.00mi	3/1.0	900 (0%)	0mo	$265,000	$294	100
510 Klem Rd	0.60mi	3/1.0	912 (+1%)	4mo	$240,000	$263	67

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-19,814
• Equity at exit: $29,806

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,478
• Equity at exit: $17,284

Cash invested: $55,972 (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 14580

• Rents YoY: 2.4%
• Active inventory: 243
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$340 /mo · $4,078/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $217

Break-even live

Break-even rent $1,863

Max offer price $199,900

Occupancy floor 85%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-23
   listed $199,900 Active

ⓘ 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: $4,078 · $340/mo
• Projected year-2 tax: $4,078 · $340/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,646
• − Mortgage interest: −$11,198
• − Property taxes: −$4,078
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$5,815
• Taxable loss: −$548
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $2,735/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

3 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-30 Contingent — UNYREIS
• 2026-04-23 Listed $199,900 UNYREIS

Property tax history

+1.5%/yr

Latest (2025): $4,078 · +231.0% YoY. Source: county tax records.