110 Echo Hill Dr · Irondequoit, NY 14609

$149,900

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 6 Days on market

Built 1962 10,454 sqft lot $137/sqft · 32% below area Est $220k · 32% 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 +7.1/30.0
• 1% rule +5.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original owner from 1962. Beautiful corner lot on quiet neighborhood street. New roof in 2016. All hardwood floors (under carpet too), vinyl replacement windows, garage door opener, all appliances including gas stove/oven, refrigerator, washer and dryer.

Key facts

• Storage potential
• Eat in kitchen
• One floor living

Tags

• ONE FLOOR LIVING
• UPDATED FULL BATHROOM
• SPACIOUS LIVING ROOM
• EAT IN KITCHEN
• DRY BASEMENT
• STORAGE POTENTIAL

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation; Copper plumbing; Built (existing)
• Exterior features: Blacktop driveway; Corner lot; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Bedroom on main level; Programmable thermostat; Full basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (11.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (11.8% below list) — sets the bar for cash-flow.

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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.

Recommended offer $132,155 (11.8% 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 1962 — 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. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 8.3

CMA / ARV

• ARV (median comp): $220,347
• List price: $149,900
• Delta: -31.97%
• 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
112 Echo St	0.10mi	3/2.0 (+1)	1,094 (-0%)	7mo	$210,000	$192	80
241 Knapp Ave	0.34mi	3/1.0 (+1)	1,088 (-1%)	4mo	$175,000	$161	75
439 Crossfield Rd	0.26mi	2/1.0	1,006 (-8%)	3mo	$145,000	$144	72
443 Crossfield Rd	0.27mi	2/1.0	1,001 (-9%)	2mo	$165,000	$165	72
74 Heberle Rd	0.48mi	2/1.0	1,065 (-3%)	2mo	$225,000	$211	71
127 Taft Ave	0.40mi	2/1.5	1,064 (-3%)	6mo	$190,000	$179	70
26 Knapp Ave	0.31mi	3/1.0 (+1)	1,008 (-8%)	7mo	$160,000	$159	62
50 Bennett Ave	0.26mi	3/1.0 (+1)	1,224 (+12%)	4mo	$134,000	$109	60
938 Whitlock Rd	0.53mi	3/1.0 (+1)	1,008 (-8%)	5mo	$195,000	$193	53
165 Heberton Rd	0.59mi	3/2.0 (+1)	1,146 (+5%)	4mo	$200,000	$175	52
157 Chapin St	0.74mi	3/1.5 (+1)	1,150 (+5%)	4mo	$167,000	$145	47
276 Wahl Rd	0.75mi	3/2.0 (+1)	1,223 (+12%)	2mo	$314,700	$257	35

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: -19.2%
• Equity multiple: 0.29×
• Total profit: $-29,845
• Equity at exit: $22,351

10-year hold

• IRR: -2.0%
• Equity multiple: 0.83×
• Total profit: $-7,236
• 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: 8.3×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$786
• Tax from tax record: −$551 /mo · $6,608/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-213

Break-even live

Break-even rent $1,771

Max offer price $132,155

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-170	+0% $-213	+5% $-255	+10% $-298
Rent	-10% $-331	-5% $-272	+0% $-213	+5% $-153	+10% $-94
Rate	-1.0pp $-137	-0.5pp $-175	base $-213	+0.5pp $-252	+1.0pp $-291

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	45d	1	0.29mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	12d	4	0.31mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	5d	1	0.36mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	4d	3	0.40mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	4d	1	0.68mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	23d	1	0.69mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	0.70mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	4d	1	0.71mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	0.72mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	0.72mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	45d	1	0.75mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	0.84mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	4d	8	1.01mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	1.04mi
1196 E Ridge Rd Rochester, NY	1.0–2.0	1.0	800	$1,265	$1.58	25d	1	1.05mi
2389 E Ridge Rd Rochester, NY	1.0–2.0	1.0	871	$1,515	$1.74	4d	12	1.14mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.15mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	1.27mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	5d	3	1.28mi
56 Brambury Dr Rochester, NY	1.0–2.0	1.0	720	$1,425	$1.98	12d	1	1.29mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	1.30mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	1.36mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	1.40mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	21d	1	1.40mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	12d	1	1.47mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	1.48mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	1.49mi

Listing history 5 events

1. 2026-05-14
   listed $149,900 Active 754-char remark
2. 2017-07-07
   soldstatus $75,000
3. 2017-07-06
   soldstatus $75,000 Closed Sale or Rented 254-char remark

   Show marketing remark (254 chars)

   Original owner from 1962. Beautiful corner lot on quiet neighborhood street. New roof in 2016. All hardwood floors (under carpet too), vinyl replacement windows, garage door opener, all appliances including gas stove/oven, refrigerator, washer and dryer.

4. 2017-05-15
   status Pending Sale 254-char remark

   Show marketing remark (254 chars)

   Original owner from 1962. Beautiful corner lot on quiet neighborhood street. New roof in 2016. All hardwood floors (under carpet too), vinyl replacement windows, garage door opener, all appliances including gas stove/oven, refrigerator, washer and dryer.

5. 2017-05-06
   listed $75,000 Active 254-char remark

   Show marketing remark (254 chars)

   Original owner from 1962. Beautiful corner lot on quiet neighborhood street. New roof in 2016. All hardwood floors (under carpet too), vinyl replacement windows, garage door opener, all appliances including gas stove/oven, refrigerator, washer and dryer.

ⓘ 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: $6,608 · $551/mo
• Projected year-2 tax: $6,608 · $551/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 1/10 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: $18,021
• − Mortgage interest: −$8,397
• − Property taxes: −$6,608
• − Insurance: −$750
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,361
• Taxable loss: −$4,977
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $-1,359/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: 432,803
• 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

+99.9% since first listed

6 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-14 Listed $149,900 UNYREIS
• 2017-07-07 Sold (Public Records) $75,000 Public Records
• 2017-07-06 Sold (MLS) $75,000 UNYREIS
• 2017-05-15 Pending — UNYREIS
• 2017-05-06 Listed $75,000 UNYREIS

Property tax history

+16.2%/yr

Latest (2025): $6,608 · +3.1% YoY. Source: county tax records.