109 Chimayo Rd · Irondequoit, NY 14617

$224,900

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 7 Days on market

Built 1940 6,534 sqft lot Est $296k · 24% 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 +11.6/30.0
• Schools +6.2/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable cape cod with 3 spacious bedrooms and a large backyard! This home features all the updates that you could want, including a kitchen that is completely updated with a gorgeous quartz counter top, and beautiful cabinets! This entire house is completely updated- just move in! Enjoy the beautiful newer wrap around porch in the warmer months, and sit by the cozy gas fire place inside during the colder months. Newer roof. This home is an absolute must see!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-72 ($-864/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (2.0% below list).
• Recommended offer: $212k (5.7% below list) — sets the bar for cash-flow.
• 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.
• 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; 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $140k; list at $225k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,186 (5.7% 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 1940 — 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: 0.98% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $296,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Chimayo Rd	0.00mi	3/1.5	1,335 (0%)	0mo	$350,000	$262	98
53 Hedgegarth Dr	0.16mi	3/1.5	1,392 (+4%)	2mo	$411,000	$295	82
112 Curtice Rd	0.15mi	2/2.0 (-1)	1,264 (-5%)	3mo	$250,000	$198	73
166 Thorncliffe Dr	0.27mi	3/1.0	1,436 (+8%)	3mo	$240,000	$167	73
176 Allwood Dr	0.48mi	3/1.5	1,276 (-4%)	1mo	$260,000	$204	67
419 Brookview Dr	0.61mi	3/1.5	1,292 (-3%)	3mo	$278,000	$215	62
234 Briarwood Dr	0.27mi	2/1.5 (-1)	1,151 (-14%)	1mo	$224,334	$195	56
556 Wimbledon Rd	0.56mi	3/2.5	1,420 (+6%)	1mo	$325,000	$229	56
7 Allwood Dr	0.60mi	3/1.0	1,445 (+8%)	3mo	$260,000	$180	56
48 Chelsea Rd	0.56mi	3/1.5	1,152 (-14%)	1mo	$275,000	$239	48
145 Pontiac Dr	0.58mi	2/1.5 (-1)	1,172 (-12%)	1mo	$260,000	$222	45
321 Brookview Dr	0.64mi	3/1.0	1,138 (-15%)	1mo	$290,000	$255	45

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-40,835
• Equity at exit: $33,533

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-40,679
• Equity at exit: $19,445

Cash invested: $62,972 (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 14617

• Active inventory: 104
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$540 /mo · $6,481/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-72

Break-even live

Break-even rent $2,295

Max offer price $212,186

Occupancy floor 98%

Sensitivity live

Price	-10% $55	-5% $-8	+0% $-72	+5% $-136	+10% $-199
Rent	-10% $-246	-5% $-159	+0% $-72	+5% $15	+10% $102
Rate	-1.0pp $41	-0.5pp $-15	base $-72	+0.5pp $-130	+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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	23d	1	0.50mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	25d	1	0.56mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	4d	1	0.67mi
2 Kings Ct Way Rochester, NY	1.0–2.0	1.0–1.5	999	$1,615	$1.62	4d	8	1.26mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	1.33mi

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-04-14
   listed $224,900 Active
3. 2019-01-23
   soldstatus $140,000
4. 2019-01-22
   soldstatus $140,000 Closed Sale or Rented 464-char remark

   Show marketing remark (464 chars)

   Adorable cape cod with 3 spacious bedrooms and a large backyard! This home features all the updates that you could want, including a kitchen that is completely updated with a gorgeous quartz counter top, and beautiful cabinets! This entire house is completely updated- just move in! Enjoy the beautiful newer wrap around porch in the warmer months, and sit by the cozy gas fire place inside during the colder months. Newer roof. This home is an absolute must see!

5. 2019-01-14
   status Pending Sale 464-char remark

   Show marketing remark (464 chars)

   Adorable cape cod with 3 spacious bedrooms and a large backyard! This home features all the updates that you could want, including a kitchen that is completely updated with a gorgeous quartz counter top, and beautiful cabinets! This entire house is completely updated- just move in! Enjoy the beautiful newer wrap around porch in the warmer months, and sit by the cozy gas fire place inside during the colder months. Newer roof. This home is an absolute must see!

6. 2018-12-18
   status Under Contract- Do Not Show 464-char remark

   Show marketing remark (464 chars)

   Adorable cape cod with 3 spacious bedrooms and a large backyard! This home features all the updates that you could want, including a kitchen that is completely updated with a gorgeous quartz counter top, and beautiful cabinets! This entire house is completely updated- just move in! Enjoy the beautiful newer wrap around porch in the warmer months, and sit by the cozy gas fire place inside during the colder months. Newer roof. This home is an absolute must see!

7. 2018-11-30
   historical Continue to Show- Under Contract 464-char remark

   Show marketing remark (464 chars)

   Adorable cape cod with 3 spacious bedrooms and a large backyard! This home features all the updates that you could want, including a kitchen that is completely updated with a gorgeous quartz counter top, and beautiful cabinets! This entire house is completely updated- just move in! Enjoy the beautiful newer wrap around porch in the warmer months, and sit by the cozy gas fire place inside during the colder months. Newer roof. This home is an absolute must see!

8. 2018-11-17
   price $145,000 464-char remark

   Show marketing remark (464 chars)

   Adorable cape cod with 3 spacious bedrooms and a large backyard! This home features all the updates that you could want, including a kitchen that is completely updated with a gorgeous quartz counter top, and beautiful cabinets! This entire house is completely updated- just move in! Enjoy the beautiful newer wrap around porch in the warmer months, and sit by the cozy gas fire place inside during the colder months. Newer roof. This home is an absolute must see!

9. 2018-10-24
   listed $146,900 Active 464-char remark

   Show marketing remark (464 chars)

   Adorable cape cod with 3 spacious bedrooms and a large backyard! This home features all the updates that you could want, including a kitchen that is completely updated with a gorgeous quartz counter top, and beautiful cabinets! This entire house is completely updated- just move in! Enjoy the beautiful newer wrap around porch in the warmer months, and sit by the cozy gas fire place inside during the colder months. Newer roof. This home is an absolute must see!

10. 2017-05-30
    soldstatus $133,000
11. 2017-05-26
    soldstatus $133,000 Closed Sale or Rented 403-char remark

    Show marketing remark (403 chars)

    Stunning 3 bedroom cape completely updated & move-in ready. New wrap around porch reminds you of a day gone by. Beautiful open kitchen with quartz counters & porcelain tile floor. Glistening hardwood floors, arch doorways, gas fireplace are just a few of these great features of this home. Renovated Full bath with built-in vanity & radiant heated floor. Star Savings $846. A must see.

12. 2017-03-28
    status Pending Sale 403-char remark

    Show marketing remark (403 chars)

    Stunning 3 bedroom cape completely updated & move-in ready. New wrap around porch reminds you of a day gone by. Beautiful open kitchen with quartz counters & porcelain tile floor. Glistening hardwood floors, arch doorways, gas fireplace are just a few of these great features of this home. Renovated Full bath with built-in vanity & radiant heated floor. Star Savings $846. A must see.

13. 2017-03-03
    listed $139,900 Active 403-char remark

    Show marketing remark (403 chars)

    Stunning 3 bedroom cape completely updated & move-in ready. New wrap around porch reminds you of a day gone by. Beautiful open kitchen with quartz counters & porcelain tile floor. Glistening hardwood floors, arch doorways, gas fireplace are just a few of these great features of this home. Renovated Full bath with built-in vanity & radiant heated floor. Star Savings $846. A must see.

14. 1998-08-31
    soldstatus $77,000

ⓘ 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: $6,481 · $540/mo
• Projected year-2 tax: $6,481 · $540/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 2/10 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: $26,449
• − Mortgage interest: −$12,598
• − Property taxes: −$6,481
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$6,543
• Taxable loss: −$4,529
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $223/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

+192.1% since first listed

14 events — show timeline

• 2026-04-21 Pending — UNYREIS
• 2026-04-14 Listed $224,900 UNYREIS
• 2019-01-23 Sold (Public Records) $140,000 Public Records
• 2019-01-22 Sold (MLS) $140,000 UNYREIS
• 2019-01-14 Pending — UNYREIS
• 2018-12-18 Pending — UNYREIS
• 2018-11-30 Contingent — UNYREIS
• 2018-11-17 Price Changed $145,000 UNYREIS
• 2018-10-24 Listed $146,900 UNYREIS
• 2017-05-30 Sold (Public Records) $133,000 Public Records
• 2017-05-26 Sold (MLS) $133,000 UNYREIS
• 2017-03-28 Pending — UNYREIS
• 2017-03-03 Listed $139,900 UNYREIS
• 1998-08-31 Sold (Public Records) $77,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $6,481 · +1.2% YoY. Source: county tax records.