96 Grandview Ln · Greece, NY 14612

$199,900

3 bd · 2.0 ba · 1,074 sqft · SingleFamily public records · 8 Days on market

Built 1982 8,493 sqft lot Est $259k · 23% 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).

• Cash flow +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 4-bedroom, 2 full bath ranch located in the highly desirable Hilton Central School District! Just seconds from Lake Ontario with water access nearby, this home offers the perfect blend of comfort, space, and location. The main floor features 3 bedrooms and a functional layout filled with natural light, along with a spacious 3-season room perfect for relaxing or entertaining. The partially finished basement adds valuable extra living space, a 4th bedroom option, full bathroom and plenty of storage, complete with an egress window for peace of mind. Extra storage for all your outdoor equipment and toys with a large shed in the backyard. Whether you’re look

Key facts

• 3 season room
• Peaceful setting
• Large shed

Tags

• WATER ACCESS
• 3 SEASON ROOM
• PARTIALLY FINISHED BASEMENT
• LARGE SHED
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing (resale) property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Rectangular residential lot; Beach access nearby; Lake nearby; City street frontage; Lot approx. 65 x 130

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Carpet; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Main-level primary suite; Primary suite; 7 total rooms; Full, partially finished basement
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.8% vs local median 3.7% in Greece — 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 79/100 on livability (#145 in NY, #2,223 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D-, crime D-.
• Hilton Central School District (suburban): math 53% / reading 67% proficiency, ranked #219 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $118k; list at $200k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $258,834
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Lowden Point Rd	0.27mi	3/1.0	1,108 (+3%)	4mo	$154,900	$140	74
295 Lowden Point Rd	0.16mi	2/1.0 (-1)	936 (-13%)	9mo	$201,000	$215	55
45 Shoreway Dr	0.47mi	3/2.0	1,098 (+2%)	24mo	$405,000	$369	54
3065 Edgemere Dr	0.53mi	2/1.0 (-1)	1,152 (+7%)	9mo	$278,000	$241	46
141 North Dr	0.22mi	2/1.0 (-1)	916 (-15%)	12mo	$255,000	$278	46
2700 Edgemere Dr	0.48mi	3/1.0	1,203 (+12%)	19mo	$369,900	$307	38
3267 Edgemere Dr	0.70mi	2/1.0 (-1)	1,068 (-1%)	24mo	$202,000	$189	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-11,183
• Equity at exit: $29,806

10-year hold

• IRR: 7.3%
• Equity multiple: 1.61×
• Total profit: $34,211
• Equity at exit: $17,284

Cash invested: $55,972 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,216 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$373 /mo · $4,473/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $246

Break-even live

Break-even rent $1,904

Max offer price $199,900

Occupancy floor 84%

Sensitivity live

Price	-10% $360	-5% $303	+0% $246	+5% $190	+10% $133
Rent	-10% $71	-5% $159	+0% $246	+5% $334	+10% $421
Rate	-1.0pp $347	-0.5pp $297	base $246	+0.5pp $195	+1.0pp $142

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2898 Edgemere Dr Rochester, NY	3.0	2.0	1440	$3,600	$2.50	3d	1	0.43mi
3055 Edgemere Dr Rochester, NY	2.0	1.0	1255	$1,900	$1.51	44d	1	0.51mi

Listing history 9 events

1. 2026-06-05
   statusdays on market $199,900 Pending 8 DOM
2. 2026-06-03
   days on market $199,900 Active 7 DOM
3. 2026-06-03
   days on market $199,900 Active 6 DOM
4. 2026-06-01
   days on market $199,900 Active 5 DOM
5. 2026-05-31
   days on market $199,900 Active 4 DOM
6. 2026-05-27
   listed $199,900 Active
7. 2010-04-09
   soldstatus $118,500
8. 2010-04-09
   soldstatus $118,500
9. 2010-02-21
   listed $119,900

ⓘ 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: $4,473 · $373/mo
• Projected year-2 tax: $4,473 · $373/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,593
• − Mortgage interest: −$11,198
• − Property taxes: −$4,473
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$5,815
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $2,992/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: Hilton Central School District
• NCES district ID: 3614460
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $68,270
• Composite: 52.77/100
• National rank: #1544
• State rank: #219 of 590 in NY

Livability — Greece

• Score: 79/100
• State rank: #145
• US rank: #2223

Category grades

Amenities C+ Commute A+ Cost of living A- Crime D- Employment B+ Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 29,210
• Metro: Rochester, NY
• Population (ZIP): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

+66.7% since first listed

4 events — show timeline

• 2026-05-27 Listed $199,900 UNYREIS
• 2010-04-09 Sold (Public Records) $118,500 Public Records
• 2010-04-09 Sold (MLS) $118,500 UNYREIS
• 2010-02-21 Listed $119,900 UNYREIS

Property tax history

+0.3%/yr

Latest (2025): $4,473 · +144.9% YoY. Source: county tax records.