59 Midland Dr · Irondequoit, NY 14580

$229,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 9 Days on market

Built 1956 0.38 ac lot $200/sqft · 21% below area Est $293k · 21% 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 +11.7/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an estate. .. Check out this well maintained ranch home with attached garage. Home features three bedrooms, one full bath, partially finished full basement and screened in back porch! Delayed negotiations. . We will be looking at offers Wed 5/13 @ 8:00 A. M. Open house Saturday May 9th 1-3 PM

Key facts

• Ranch home
• Attached garage
• 0.38 acre lot

Tags

• RANCH HOME
• ATTACHED GARAGE
• PARTIALLY FINISHED BASEMENT
• SCREENED IN BACK PORCH

Property features AI

Exterior

• Parking: Attached garage; Driveway; 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 100 x 200

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Three main-level bedrooms; Bedroom on main level
• Flooring: Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Country kitchen; Storage; Convertible bedroom
• Laundry & utility: Washer; Dryer; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-69 ($-833/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.8% below list).
• Recommended offer: $205k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,082 (10.8% 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 1956 — 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: 0.89% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (median comp): $292,738
• List price: $229,900
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1084 Cherry Hill Ln	0.49mi	3/2.0	1,200 (+4%)	8mo	$240,000	$200	59
479 Ridge Rd	0.74mi	3/1.5	1,223 (+6%)	9mo	$235,000	$192	45
485 Ridge Rd	0.73mi	3/2.0	1,287 (+12%)	0mo	$251,500	$195	41
471 Ridge Rd	0.75mi	2/1.0 (-1)	1,033 (-10%)	24mo	$220,000	$213	24

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-42,852
• Equity at exit: $34,279

10-year hold

• IRR: -13.0%
• Equity multiple: 0.26×
• Total profit: $-47,781
• Equity at exit: $19,878

Cash invested: $64,372 (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: 242
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$388 /mo · $4,657/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-69

Break-even live

Break-even rent $2,139

Max offer price $217,643

Occupancy floor 98%

Sensitivity live

Price	-10% $61	-5% $-4	+0% $-69	+5% $-134	+10% $-200
Rent	-10% $-231	-5% $-150	+0% $-69	+5% $12	+10% $93
Rate	-1.0pp $46	-0.5pp $-11	base $-69	+0.5pp $-129	+1.0pp $-190

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Webster Manor Dr Webster, NY	1.0–2.0	1.0	858	$1,640	$1.91	4d	25	0.28mi
1237 Bay Rd Webster, NY	1.0–2.0	1.0	800	$1,808	$2.26	4d	4	0.29mi
47 Willow Point Way Webster, NY	2.0	1.5	1150	$2,439	$2.12	4d	1	0.49mi
17 Windridge Dr Webster, NY	2.0	1.5	1150	$2,439	$2.12	4d	1	0.58mi
1700 Empire Blvd Webster, NY	1.0–2.0	1.0	792	$1,620	$2.04	4d	13	0.68mi

Listing history 4 events

1. 2026-05-13
   status Pending 301-char remark
2. 2026-05-04
   listed $229,900 Active 301-char remark
3. 2025-08-07
   historical
4. 2025-08-05
   listed $229,900 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: $4,657 · $388/mo
• Projected year-2 tax: $4,657 · $388/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 3/10 Moderate
• 🌡 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: $24,610
• − Mortgage interest: −$12,878
• − Property taxes: −$4,657
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$6,688
• Taxable loss: −$4,701
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $296/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

+0.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-04 Listed $229,900 UNYREIS
• 2025-08-07 Listing Removed — UNYREIS
• 2025-08-05 Listed $229,900 UNYREIS

Property tax history

+14.6%/yr

Latest (2025): $4,657 · +7.4% YoY. Source: county tax records.