128 Pontiac Dr · Irondequoit, NY 14617

$189,900

3 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 1 Days on market

Built 1932 5,227 sqft lot Est $270k · 30% under

---

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).

• Cash flow +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• Schools +6.2/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home nestled in the heart of Irondequoit! This home offers a warm and inviting atmosphere from the moment you step inside. Gas fireplace, and gumwood trim. The formal dining room sits just off the bright eat-in kitchen, which boasts white cabinets, plenty of counter space. Furnace and Hot water Tank are 1 yr old. Upstairs, you’ll find 3 comfortable bedrooms and a full bath, while the finished attic. Home has vintage touches such as original doors, glass door knobs, and leaded glass details. Outside, relax or entertain in the private, fully fenced backyard.

Key facts

• Formal dining room
• White cabinets
• Gumwood trim

Tags

• GAS FIREPLACE
• GUMWOOD TRIM
• FORMAL DINING ROOM
• BRIGHT EAT-IN KITCHEN
• WHITE CABINETS
• PLENTY OF COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.2% 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: 102 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $113k; list at $190k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $270,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Pontiac Dr	0.04mi	2/1.5 (-1)	1,172 (-10%)	1mo	$260,000	$222	74
109 Chimayo Rd	0.61mi	3/1.5	1,335 (+3%)	0mo	$350,000	$262	65
146 Burwell Rd	0.65mi	3/1.5	1,320 (+2%)	2mo	$245,000	$186	63
112 Curtice Rd	0.46mi	2/2.0 (-1)	1,264 (-3%)	3mo	$250,000	$198	63
166 Thorncliffe Dr	0.52mi	3/1.0	1,436 (+10%)	3mo	$240,000	$167	56
48 Chelsea Rd	0.51mi	3/1.5	1,152 (-11%)	1mo	$275,000	$239	55
151 Seville Dr	0.36mi	4/1.5 (+1)	1,428 (+10%)	6mo	$275,000	$193	54
234 Briarwood Dr	0.43mi	2/1.5 (-1)	1,151 (-11%)	1mo	$224,334	$195	53
112 Maplehurst Rd	0.72mi	3/1.5	1,386 (+7%)	1mo	$255,000	$184	52
53 Hedgegarth Dr	0.75mi	3/1.5	1,392 (+7%)	2mo	$411,000	$295	50
556 Wimbledon Rd	0.72mi	3/2.5	1,420 (+9%)	1mo	$325,000	$229	44
205 Thorncliffe Dr	0.56mi	2/2.0 (-1)	1,107 (-15%)	2mo	$230,000	$208	38

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-21,071
• Equity at exit: $28,315

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,275
• Equity at exit: $16,419

Cash invested: $53,172 (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: 102
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$996
• Tax from tax record: −$524 /mo · $6,282/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $149

Break-even live

Break-even rent $2,023

Max offer price $189,900

Occupancy floor 88%

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: $47,475
• Closing costs: $5,697
• 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	21d	1	0.10mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	2d	1	0.35mi
39 Chelsea Rd Rochester, NY	3.0	1.5	1108	$2,350	$2.12	23d	1	0.49mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	0.98mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.08mi

Listing history 18 events

1. 2026-04-28
   historical
2. 2026-04-27
   historical
3. 2026-04-22
   status Pending
4. 2026-04-21
   listed $189,900 Active
5. 2026-03-24
   listed $209,900 Active
6. 2025-11-21
   status Pending
7. 2025-11-19
   historical
8. 2025-11-18
   price $194,900
9. 2025-11-04
   listed $199,900 Active
10. 2016-10-12
    soldstatus $113,000 Closed Sale or Rented
11. 2016-10-12
    soldstatus $113,000
12. 2016-08-06
    status Pending Sale
13. 2016-07-25
    listed $110,000 Active
14. 2016-07-25
    historical
15. 2016-07-05
    price $111,900
16. 2016-06-15
    price $115,000
17. 2016-06-09
    listed $119,900 Active
18. 1999-03-31
    soldstatus $78,900

ⓘ 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: $6,282 · $524/mo
• Projected year-2 tax: $6,282 · $524/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 ≥96°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: $26,545
• − Mortgage interest: −$10,637
• − Property taxes: −$6,282
• − Insurance: −$950
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$5,524
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $2,051/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

+140.7% since first listed

18 events — show timeline

• 2026-04-28 Listing Removed — UNYREIS
• 2026-04-27 Listing Removed — UNYREIS
• 2026-04-22 Pending — UNYREIS
• 2026-04-21 Listed $189,900 UNYREIS
• 2026-03-24 Listed $209,900 UNYREIS
• 2025-11-21 Pending — UNYREIS
• 2025-11-19 Listing Removed — UNYREIS
• 2025-11-18 Price Changed $194,900 UNYREIS
• 2025-11-04 Listed $199,900 UNYREIS
• 2016-10-12 Sold (Public Records) $113,000 Public Records
• 2016-10-12 Sold (MLS) $113,000 UNYREIS
• 2016-08-06 Pending — UNYREIS
• 2016-07-25 Listed $110,000 UNYREIS
• 2016-07-25 Listing Removed — UNYREIS
• 2016-07-05 Price Changed $111,900 UNYREIS
• 2016-06-15 Price Changed $115,000 UNYREIS
• 2016-06-09 Listed $119,900 UNYREIS
• 1999-03-31 Sold (Public Records) $78,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,282 · +1.3% YoY. Source: county tax records.