195 Cornwall Ln · Irondequoit, NY 14617

$329,900

3 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 7 Days on market

Built 1951 0.67 ac lot Est $314k · at est.

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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).

• Cash flow +11.5/30.0
• Schools +6.2/10.0
• ARV discount +5.3/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom cedar-sided contemporary ranch in cul-de-sac with the warmth and character of an Adirondack cottage! This inviting home features soaring vaulted ceilings, skylights that flood the interior with natural light, a cozy yet open atmosphere throughout! The spacious sunroom with high ceilings offers the perfect place to relax year-round while overlooking the beautifully landscaped backyard. Huge 2.5 car garage with soaring ceilings. Enjoy comfortable one-floor living combined with rustic charm, creating a peaceful retreat that feels like a getaway every day. A rare blend of comfort, style and nature-inspired living! Potential in-law set-up as well! Home needs some updating but

Key facts

• Landscaped backyard
• Spacious sunroom
• Cul-de-sac

Tags

• CEDAR-SIDED CONTEMPORARY RANCH
• CUL-DE-SAC
• SOARING VAULTED CEILINGS
• SKYLIGHTS
• SPACIOUS SUNROOM
• LANDSCAPED BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage with electricity and automatic door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Existing construction; Main-level living; Resale property; Faces city street
• Construction: Asphalt roof; Cedar construction details; Block foundation; Attic/crawl hatchway(s) insulated; Blown-in insulation
• Exterior features: Blacktop driveway; Deck; Patio; Porch; Enclosed porch; Sunroom/Florida room; Shed(s) and storage

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Freezer; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms; Main level primary bedroom
• Flooring: Carpet; Varied flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning; Gas water heater
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen island; Pantry; Sliding glass doors; Skylights; In-law floorplan; See remarks
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (11.1% below list).
• Recommended offer: $293k (11.1% 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.
• 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 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 $10k 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.
• Current owner paid $148k; list at $330k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $293,249 (11.1% 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 1951 — 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: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $314,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Thomas Ave	0.41mi	3/2.5	1,794 (-2%)	2mo	$308,500	$172	74
146 Cornwall Ln	0.08mi	3/2.0	1,667 (-9%)	10mo	$213,000	$128	73
288 Oakridge Dr	0.30mi	4/1.5 (+1)	1,689 (-8%)	2mo	$412,000	$244	65
161 Nob Hl	0.53mi	3/1.5	1,740 (-5%)	4mo	$359,000	$206	62
541 Pine Grove Ave	0.61mi	3/2.0	1,794 (-2%)	9mo	$381,000	$212	61
318 Thomas Ave	0.71mi	3/1.5	1,824 (-0%)	8mo	$300,000	$164	58
234 Pine Grove Ave	0.26mi	4/2.0 (+1)	2,032 (+11%)	10mo	$325,000	$160	56
26 Oakridge Dr	0.32mi	4/2.0 (+1)	2,069 (+13%)	8mo	$225,000	$109	52
89 Pinecrest Dr	0.45mi	3/1.5	1,625 (-11%)	9mo	$325,000	$200	50
47 Glenmont Dr	0.57mi	3/1.5	1,680 (-8%)	10mo	$279,900	$167	50
660 List Ave	0.42mi	4/2.5 (+1)	1,576 (-14%)	2mo	$300,000	$190	49
63 Shorewood Dr	0.75mi	3/1.0	1,556 (-15%)	0mo	$210,000	$135	36

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-60,204
• Equity at exit: $49,189

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-60,740
• Equity at exit: $28,524

Cash invested: $92,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,932 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$557 /mo · $6,686/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-108

Break-even live

Break-even rent $3,069

Max offer price $310,821

Occupancy floor 99%

Sensitivity live

Price	-10% $79	-5% $-15	+0% $-108	+5% $-201	+10% $-295
Rent	-10% $-340	-5% $-224	+0% $-108	+5% $8	+10% $124
Rate	-1.0pp $58	-0.5pp $-24	base $-108	+0.5pp $-193	+1.0pp $-280

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Oakridge Dr Rochester, NY	3.0	1.5	1826	$4,000	$2.19	4d	1	0.54mi
58 Fairview Cres Rochester, NY	4.0	1.5	2194	$3,600	$1.64	4d	1	0.60mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	4d	1	1.20mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	16d	1	1.22mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	23d	1	1.42mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $329,900 Pending 7 DOM
2. 2026-06-10
   days on market $329,900 Active 6 DOM
3. 2026-06-09
   days on market $329,900 Active 5 DOM
4. 2026-06-09
   days on market $329,900 Active 4 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $329,900 Active 3 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: $6,686 · $557/mo
• Projected year-2 tax: $6,686 · $557/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 6 d/yr ≥95°F today · 14 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: $35,190
• − Mortgage interest: −$18,480
• − Property taxes: −$6,686
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,815
• − Management: −$2,815
• − Depreciation: −$9,597
• Taxable loss: −$6,853
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $349/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

+122.9% since first listed

2 events — show timeline

• 2026-06-04 Listed $329,900 UNYREIS
• 1999-10-08 Sold (Public Records) $148,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $6,686 · +45.3% YoY. Source: county tax records.