257 Cranbrooke Dr · Irondequoit, NY 14622

$199,000

4 bd · 1.5 ba · 1,660 sqft · SingleFamily public records · 12 Days on market

Built 1960 0.33 ac lot Est $297k · 33% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

W. Irondequoit gem nestled in Hidden Valley neighborhood awaits your special touch! Long time family home is ready for your new memories to be made! Quiet cul de sac location will be a special place to unwind & enjoy nature at its finest! Offering 4 beds/1.5 baths + lovely enclosed rear porch that will have you hosting summer gatherings before you know it! Cheery eat in kitchen w/ newer countertops, solid cabinetry-stove & refrigerator stay! Living/dining room space measures approx. 12' X 22.5'! Large bay window overlooks the rear yard where you can watch the birds & deer visitors enjoying the peace & quiet. 2nd level features 3 bdrms, full bath-hdwd floors in bdrms! Newer thermal windows throughout! Lower level family room feels cozy but measures approx 12.5' X 22'-loads of possibilities for this area! LL bdrm could be perfect WFH space! Pwdr room offers convenience & could work well as a guest room/in-law space/teen suite area. Bsmt has wonderful built in shelving! HVAC new in 2018! Attached garage, shed for storage, beautiful yard awaits your landscaping skills! Walk to town hall/library-see the yearly parade! Minutes from lake, shopping, dining! Delayed negotiations Sun 5/1 6pm

Key facts

• New furnace
• New decking
• New hot water tank

Tags

• NEW ROOF
• NEW DECKING
• NEW FURNACE
• CENTRAL AIR
• NEW HOT WATER TANK
• GARAGE ADDITION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Cap rate 11.9% 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.
• West Irondequoit Central School District (suburban): math 73% / reading 70% proficiency, ranked #126 of 590 in NY (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,118/mo this rent would consume 50% of the median local household income ($75k/yr) (locally 240% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1960 — 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: 1.57% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $297,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Cranbrooke Dr	0.00mi	4/1.5	1,660 (0%)	0mo	$255,000	$154	100
48 Mount Marcy Dr	0.13mi	4/2.0	1,633 (-2%)	4mo	$315,000	$193	86
37 Mount Marcy Dr	0.15mi	3/2.5 (-1)	1,702 (+2%)	4mo	$305,000	$179	77
35 Shadowlawn Ct	0.39mi	4/1.5	1,808 (+9%)	6mo	$355,000	$196	62
468 Kings Hwy S	0.61mi	3/1.5 (-1)	1,728 (+4%)	0mo	$284,000	$164	59
2632 Oakview Dr	0.43mi	4/1.5	1,874 (+13%)	0mo	$311,500	$166	58
40 Flagstaff Dr	0.67mi	3/1.5 (-1)	1,723 (+4%)	4mo	$264,700	$154	54
35 Oakcrest Dr	0.61mi	3/2.0 (-1)	1,742 (+5%)	5mo	$225,900	$130	52
161 Nob Hl	0.72mi	3/1.5 (-1)	1,740 (+5%)	4mo	$359,000	$206	50
59 Creekside Dr	0.63mi	3/2.5 (-1)	1,518 (-9%)	4mo	$310,000	$204	44
25 Sedgefield Ct	0.59mi	3/2.5 (-1)	1,860 (+12%)	2mo	$430,000	$231	42
96 Flagstaff Dr	0.72mi	4/2.0	1,898 (+14%)	2mo	$330,000	$174	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $27,216
• Equity at exit: $29,672

10-year hold

• IRR: 21.2%
• Equity multiple: 2.81×
• Total profit: $100,665
• Equity at exit: $17,206

Cash invested: $55,720 (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 14622

• Home prices YoY: -8.1%
• Active inventory: 47
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,118 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$406 /mo · $4,869/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $931

Break-even live

Break-even rent $1,940

Max offer price $199,000

Occupancy floor 65%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	2d	1	1.25mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	2d	1	1.45mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	23d	1	1.49mi

Listing history 7 events

1. 2026-03-21
   status Pending
2. 2026-03-09
   listed $199,000 Active
3. 2022-06-16
   soldstatus $210,000
4. 2022-06-14
   soldstatus $210,000 Closed Sale or Rented 1230-char remark

   Show marketing remark (1230 chars)

   W. Irondequoit gem nestled in Hidden Valley neighborhood awaits your special touch! Long time family home is ready for your new memories to be made! Quiet cul de sac location will be a special place to unwind & enjoy nature at its finest! Offering 4 beds/1.5 baths + lovely enclosed rear porch that will have you hosting summer gatherings before you know it! Cheery eat in kitchen w/ newer countertops, solid cabinetry-stove & refrigerator stay! Living/dining room space measures approx. 12' X 22.5'! Large bay window overlooks the rear yard where you can watch the birds & deer visitors enjoying the peace & quiet. 2nd level features 3 bdrms, full bath-hdwd floors in bdrms! Newer thermal windows throughout! Lower level family room feels cozy but measures approx 12.5' X 22'-loads of possibilities for this area! LL bdrm could be perfect WFH space! Pwdr room offers convenience & could work well as a guest room/in-law space/teen suite area. Bsmt has wonderful built in shelving! HVAC new in 2018! Attached garage, shed for storage, beautiful yard awaits your landscaping skills! Walk to town hall/library-see the yearly parade! Minutes from lake, shopping, dining! Delayed negotiations Sun 5/1 6pm

5. 2022-05-18
   status Pending Sale 1230-char remark

   Show marketing remark (1230 chars)

   W. Irondequoit gem nestled in Hidden Valley neighborhood awaits your special touch! Long time family home is ready for your new memories to be made! Quiet cul de sac location will be a special place to unwind & enjoy nature at its finest! Offering 4 beds/1.5 baths + lovely enclosed rear porch that will have you hosting summer gatherings before you know it! Cheery eat in kitchen w/ newer countertops, solid cabinetry-stove & refrigerator stay! Living/dining room space measures approx. 12' X 22.5'! Large bay window overlooks the rear yard where you can watch the birds & deer visitors enjoying the peace & quiet. 2nd level features 3 bdrms, full bath-hdwd floors in bdrms! Newer thermal windows throughout! Lower level family room feels cozy but measures approx 12.5' X 22'-loads of possibilities for this area! LL bdrm could be perfect WFH space! Pwdr room offers convenience & could work well as a guest room/in-law space/teen suite area. Bsmt has wonderful built in shelving! HVAC new in 2018! Attached garage, shed for storage, beautiful yard awaits your landscaping skills! Walk to town hall/library-see the yearly parade! Minutes from lake, shopping, dining! Delayed negotiations Sun 5/1 6pm

6. 2022-05-02
   status Under Contract- Do Not Show 1230-char remark

   Show marketing remark (1230 chars)

   W. Irondequoit gem nestled in Hidden Valley neighborhood awaits your special touch! Long time family home is ready for your new memories to be made! Quiet cul de sac location will be a special place to unwind & enjoy nature at its finest! Offering 4 beds/1.5 baths + lovely enclosed rear porch that will have you hosting summer gatherings before you know it! Cheery eat in kitchen w/ newer countertops, solid cabinetry-stove & refrigerator stay! Living/dining room space measures approx. 12' X 22.5'! Large bay window overlooks the rear yard where you can watch the birds & deer visitors enjoying the peace & quiet. 2nd level features 3 bdrms, full bath-hdwd floors in bdrms! Newer thermal windows throughout! Lower level family room feels cozy but measures approx 12.5' X 22'-loads of possibilities for this area! LL bdrm could be perfect WFH space! Pwdr room offers convenience & could work well as a guest room/in-law space/teen suite area. Bsmt has wonderful built in shelving! HVAC new in 2018! Attached garage, shed for storage, beautiful yard awaits your landscaping skills! Walk to town hall/library-see the yearly parade! Minutes from lake, shopping, dining! Delayed negotiations Sun 5/1 6pm

7. 2022-04-27
   listed $175,000 Active 1230-char remark

   Show marketing remark (1230 chars)

   W. Irondequoit gem nestled in Hidden Valley neighborhood awaits your special touch! Long time family home is ready for your new memories to be made! Quiet cul de sac location will be a special place to unwind & enjoy nature at its finest! Offering 4 beds/1.5 baths + lovely enclosed rear porch that will have you hosting summer gatherings before you know it! Cheery eat in kitchen w/ newer countertops, solid cabinetry-stove & refrigerator stay! Living/dining room space measures approx. 12' X 22.5'! Large bay window overlooks the rear yard where you can watch the birds & deer visitors enjoying the peace & quiet. 2nd level features 3 bdrms, full bath-hdwd floors in bdrms! Newer thermal windows throughout! Lower level family room feels cozy but measures approx 12.5' X 22'-loads of possibilities for this area! LL bdrm could be perfect WFH space! Pwdr room offers convenience & could work well as a guest room/in-law space/teen suite area. Bsmt has wonderful built in shelving! HVAC new in 2018! Attached garage, shed for storage, beautiful yard awaits your landscaping skills! Walk to town hall/library-see the yearly parade! Minutes from lake, shopping, dining! Delayed negotiations Sun 5/1 6pm

ⓘ 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: $4,869 · $406/mo
• Projected year-2 tax: $4,869 · $406/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 4/10 Moderate
• 🌡 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: $37,422
• − Mortgage interest: −$11,147
• − Property taxes: −$4,869
• − Insurance: −$995
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − Depreciation: −$5,789
• Taxable income: $8,634
• Est. tax owed @ 24.0%: −$2,072
• After-tax cash flow: $9,104/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: West Irondequoit Central School District
• NCES district ID: 3615390
• Math proficiency: 73% ▲ 3.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $60,218
• Composite: 61.61/100
• National rank: #748
• State rank: #126 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): 12,574
• Household income: $75,439
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 240.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Black 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 8% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -23.93%
• Current HPI: 271.5626
• Rent YoY: —
• 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

+13.7% since first listed

7 events — show timeline

• 2026-03-21 Pending — UNYREIS
• 2026-03-09 Listed $199,000 UNYREIS
• 2022-06-16 Sold (Public Records) $210,000 Public Records
• 2022-06-14 Sold (MLS) $210,000 UNYREIS
• 2022-05-18 Pending — UNYREIS
• 2022-05-02 Pending — UNYREIS
• 2022-04-27 Listed $175,000 UNYREIS

Property tax history

+1.4%/yr

Latest (2025): $4,869 · +1.6% YoY. Source: county tax records.