23 Suburba Ave · Irondequoit, NY 14617

$279,900

3 bd · 1.5 ba · 2,040 sqft · SingleFamily public records · 6 Days on market

Built 1928 7,405 sqft lot Est $351k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +6.2/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vintage 1920's West Irondequoit jewel with loads of character, hardwood flooring including maple floors in kitchen, glass door knobs, pocket doors & recently extended kitchen eating area & sun room addition upstairs (could be office or bedroom w/ cathedral ceiling & lots of light!) Landscapers dream with magnolias, hemlocks & dogwoods! Exterior painted 2015, roof tear off 2011, Hi-E furnace 11 years. Updated bath and powder room. Sip coffee or wine on the slate patio off the kitchen. Full attic could be 5th bedroom. Replacement windows.

Key facts

• Open archway
• Formal dining room
• In home office

Tags

• BIG BRIGHT LIVING ROOM
• HANDSOME BRICK FIREPLACE
• OPEN ARCHWAY
• FORMAL DINING ROOM
• IN HOME OFFICE
• FULLY UPDATED KITCHEN

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: Owned security system; Radon mitigation system
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story home; Resale property
• Construction: Wood siding; Blown-in insulation; Copper plumbing; Asphalt shingle roof; Block foundation; Existing (year built details listed as existing)
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot (50 x 148); City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Disposal; Exhaust fan; Refrigerator
• Bedrooms: Total rooms include spaces for living and sleeping (8 total rooms); No specific bedroom counts provided
• Flooring: Hardwood; Ceramic tile; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast area; Ceiling fan(s); Cathedral ceilings; Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Thermal windows; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-70 ($-839/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.4% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $268k (4.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Zoned schools: Irondequoit High School (math 96% / reading 64%, grade A, #509 of 1,100 statewide, top 46%, 1,163 students, 33% FRL).
• Market conditions: 104 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 39% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $150k; list at $280k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $267,546 (4.4% 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 1928 — 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. 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: 1.05% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $350,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Couchman Ave	0.10mi	4/2.0 (+1)	2,111 (+4%)	6mo	$300,000	$142	78
22 Dover Rd	0.21mi	4/2.0 (+1)	2,176 (+7%)	6mo	$320,000	$147	67
26 Oakridge Dr	0.48mi	4/2.0 (+1)	2,069 (+1%)	8mo	$225,000	$109	62
41 Old North Hl	0.27mi	4/2.0 (+1)	2,263 (+11%)	1mo	$480,000	$212	61
161 Nob Hl	0.35mi	3/1.5	1,740 (-15%)	4mo	$359,000	$206	56
404 List Ave	0.33mi	3/1.5	1,744 (-14%)	6mo	$290,000	$166	55
2632 Oakview Dr	0.64mi	4/1.5 (+1)	1,874 (-8%)	0mo	$311,500	$166	51
96 Thomas Ave	0.66mi	3/2.5	1,794 (-12%)	2mo	$308,500	$172	44
35 Shadowlawn Ct	0.67mi	4/1.5 (+1)	1,808 (-11%)	6mo	$355,000	$196	40
35 Oakcrest Dr	0.69mi	3/2.0	1,742 (-15%)	5mo	$225,900	$130	37
248 Chestnut Hill Dr	0.72mi	4/1.5 (+1)	1,784 (-12%)	6mo	$315,000	$177	35
196 Belmeade Rd	0.73mi	4/2.5 (+1)	1,768 (-13%)	2mo	$315,000	$178	34

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-49,483
• Equity at exit: $41,734

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-47,495
• 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 14617

• Active inventory: 104
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,942 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$810 /mo · $9,719/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-70

Break-even live

Break-even rent $3,031

Max offer price $267,546

Occupancy floor 97%

Sensitivity live

Price	-10% $89	-5% $9	+0% $-70	+5% $-149	+10% $-228
Rent	-10% $-302	-5% $-186	+0% $-70	+5% $46	+10% $163
Rate	-1.0pp $71	-0.5pp $1	base $-70	+0.5pp $-142	+1.0pp $-216

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	4d	1	0.27mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	4d	1	0.85mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	23d	1	0.99mi
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	4d	1	1.02mi

Listing history 6 events

1. 2026-06-17
   status $279,900 Pending 6 DOM
2. 2026-06-16
   days on market $279,900 Active 6 DOM
3. 2026-06-15
   days on market $279,900 Active 5 DOM
4. 2026-06-13
   days on market $279,900 Active 3 DOM
5. 2026-06-13
   remarks 683-char remark
6. 2026-06-13
   listed $279,900 Active 2 DOM

ⓘ 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: $9,719 · $810/mo
• Projected year-2 tax: $9,719 · $810/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: $35,308
• − Mortgage interest: −$15,679
• − Property taxes: −$9,719
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,825
• − Management: −$2,825
• − Depreciation: −$8,143
• Taxable loss: −$5,281
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $428/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): 21,788
• Household income: $90,192
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 426.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -148.22%
• Current HPI: 263.9973
• 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

+80.7% since first listed

4 events — show timeline

• 2026-06-10 Listed $279,900 UNYREIS
• 2016-08-01 Sold (MLS) $150,000 UNYREIS
• 2016-07-18 Sold (Public Records) $150,000 Public Records
• 2016-04-20 Listed $154,900 UNYREIS

Property tax history

+3.8%/yr

Latest (2025): $9,719 · +4.3% YoY. Source: county tax records.