907 Lake Shore Blvd · Irondequoit, NY 14617

$319,000

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 15 Days on market

Built 1983 0.35 ac lot Est $276k · 16% over

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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 +12.1/30.0
• Schools +6.2/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

Key facts

• New shower
• Park like back yard
• New asphalt driveway

Tags

• PARK LIKE BACK YARD
• NEW SHOWER
• NEW CARPETING IN BEDROOMS
• CONCRETE BACK PATIO
• NEW ASPHALT DRIVEWAY
• NEW LEAF FITTER GUTTERS

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Two garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property; Vinyl siding; Attic/crawl hatchway(s) insulated
• Construction: Block foundation
• Exterior features: Blacktop driveway; Patio; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 86 x 175

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Disposal; Appliances negotiable
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Finished basement; Laundry and family room among total rooms
• Laundry & utility: Upper-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-68 ($-810/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (6.6% below list).
• Recommended offer: $298k (6.6% below list) — sets the bar for 1% rule.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 40% 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

• It's been on market 15 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $31k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $319k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $297,922 (6.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $275,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Shorewood Dr	0.37mi	3/1.0	1,556 (-6%)	0mo	$210,000	$135	69
549 Turtle Rock Ln	0.45mi	3/1.5	1,506 (-9%)	0mo	$653,000	$434	62
549 Oakridge Dr	0.48mi	3/1.5	1,607 (-3%)	12mo	$355,000	$221	62
47 Glenmont Dr	0.58mi	3/1.5	1,680 (+2%)	10mo	$279,900	$167	60
43 Cinnabar Rd	0.56mi	3/2.0	1,730 (+5%)	12mo	$250,000	$145	56
46 Dewey Ave	0.52mi	3/2.5	1,443 (-13%)	4mo	$280,000	$194	50
579 Lake Shore Blvd	0.47mi	3/1.5	1,877 (+14%)	6mo	$230,000	$123	48
280 Lake Shore Boulevard Ext	0.73mi	3/2.5	1,561 (-6%)	9mo	$225,000	$144	47
340 Washington Ave	0.51mi	3/2.0	1,428 (-14%)	8mo	$225,000	$158	46
230 Lake Shore Boulevard Ext	0.67mi	4/1.5 (+1)	1,732 (+5%)	9mo	$350,000	$202	46
4646 Saint Paul Blvd	0.61mi	3/1.0	1,501 (-9%)	9mo	$202,000	$135	45
341 Washington Ave	0.54mi	3/1.5	1,462 (-12%)	10mo	$285,000	$195	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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-55,814
• Equity at exit: $47,564

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-53,416
• Equity at exit: $27,581

Cash invested: $89,320 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,979 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$615 /mo · $7,384/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-68

Break-even live

Break-even rent $3,065

Max offer price $307,072

Occupancy floor 97%

Sensitivity live

Price	-10% $113	-5% $23	+0% $-68	+5% $-158	+10% $-248
Rent	-10% $-303	-5% $-185	+0% $-68	+5% $50	+10% $168
Rate	-1.0pp $93	-0.5pp $14	base $-68	+0.5pp $-150	+1.0pp $-234

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.58mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	16d	1	0.83mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	45d	1	1.44mi

Listing history 26 events

1. 2026-06-07
   days on market $319,000 Active 15 DOM
2. 2026-06-03
   days on market $319,000 Active 11 DOM
3. 2026-06-03
   days on market $319,000 Active 10 DOM
4. 2026-06-01
   days on market $319,000 Active 9 DOM
5. 2026-05-31
   days on market $319,000 Active 8 DOM
6. 2026-05-23
   price $319,000
7. 2026-05-23
   listed $349,900 Active
8. 2017-07-07
   soldstatus $126,500
9. 2017-07-06
   soldstatus $126,500 Closed Sale or Rented 277-char remark

   Show marketing remark (277 chars)

   New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

10. 2017-04-24
    status Pending Sale 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

11. 2017-04-15
    price $119,900 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

12. 2017-04-13
    status Active 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

13. 2017-04-08
    status Pending Sale 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

14. 2017-04-01
    status Active 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

15. 2017-03-30
    status Pending Sale 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

16. 2017-03-23
    price $124,900 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

17. 2017-03-22
    listed $123,900 Active 277-char remark

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

18. 2017-03-22
    historical

    Show marketing remark (277 chars)

    New Kitchen, New bathrooms, New H. E. Furnace, fresh paint and new flooring. Huge lot. .. Completely renovated and move-in Ready! 4 bedrooms and 2 FULL bathrooms! Plenty of space for the whole family! ! Open living room/dining room combo! Great sized bedrooms! Pack your bags!

19. 2017-03-05
    price $124,900
20. 2017-02-17
    price $129,900
21. 2017-01-25
    listed $134,900 Active
22. 2015-12-01
    historical
23. 2015-11-02
    price $80,000
24. 2015-10-23
    price $90,000
25. 2015-10-23
    status Active
26. 2015-08-14
    listed $40,000

ⓘ 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: $7,384 · $615/mo
• Projected year-2 tax: $7,384 · $615/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: $35,751
• − Mortgage interest: −$17,869
• − Property taxes: −$7,384
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,860
• − Management: −$2,860
• − Depreciation: −$9,280
• Taxable loss: −$6,097
• Est. tax savings @ 24.0%: +$1,463
• After-tax cash flow: $653/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

+697.5% since first listed

21 events — show timeline

• 2026-05-23 Price Changed $319,000 UNYREIS
• 2026-05-23 Listed $349,900 UNYREIS
• 2017-07-07 Sold (Public Records) $126,500 Public Records
• 2017-07-06 Sold (MLS) $126,500 UNYREIS
• 2017-04-24 Pending — UNYREIS
• 2017-04-15 Price Changed $119,900 UNYREIS
• 2017-04-13 Relisted — UNYREIS
• 2017-04-08 Pending — UNYREIS
• 2017-04-01 Relisted — UNYREIS
• 2017-03-30 Pending — UNYREIS
• 2017-03-23 Price Changed $124,900 UNYREIS
• 2017-03-22 Listed $123,900 UNYREIS
• 2017-03-22 Listing Removed — UNYREIS
• 2017-03-05 Price Changed $124,900 UNYREIS
• 2017-02-17 Price Changed $129,900 UNYREIS
• 2017-01-25 Listed $134,900 UNYREIS
• 2015-12-01 Listing Removed — UNYREIS
• 2015-11-02 Price Changed $80,000 UNYREIS
• 2015-10-23 Relisted — UNYREIS
• 2015-10-23 Price Changed $90,000 UNYREIS
• 2015-08-14 Listed $40,000 UNYREIS

Property tax history

+4.0%/yr

Latest (2025): $7,384 · +1.3% YoY. Source: county tax records.