178 Wildwood Dr · Rochester, NY 14616

$160,000

3 bd · 1.5 ba · 1,478 sqft · SingleFamily public records · 37 Days on market

Built 1936 5,405 sqft lot $108/sqft · 25% below area Est $213k · 25% 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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this classic Cape Cod home in an ideal location—just minutes from schools, shopping, and restaurants—offering the perfect blend of charm, convenience, and modern updates. This home features easy first-floor living and timeless character, including rich natural wood trim, a cozy living room with a decorative fireplace, built-ins, and beautiful stained glass accents. A formal dining room, bright and cheerful eat-in kitchen, and an enclosed three-seasons room add to the home’s warmth and functionality. The kitchen offers a fresh, updated feel with new countertops, ample cabinetry, and a functional layout that provides great storage and workspace, along with a new exhaust vent for added convenience. Upstairs, you’ll find a spacious bedroom enhanced with skylights and a newly added half bath, creating a bright and private retreat. The home offers a total of three bedrooms and generous storage throughout. The main bathroom has not been recently updated but is in very good condition and features a convenient walk-in bath (no traditional tub). The interior has been fully rehabilitated and thoughtfully updated with fresh contemporary paint, new flooring throughout, and new energy-efficient windows that fill the home with natural light. Major mechanical upgrades include a high-efficiency 95% HVAC system, new central air, a new water heater, an updated electrical system, and mostly new plumbing—providing peace of mind for years to come. Outside, the improvements continue with a roof under 10 years old, an asphalt driveway (to be sealed) that can accommodate up to four vehicles, and a detached one-car garage. Nestled in a quiet neighborhood, this home offers both tranquility and convenient access to everyday amenities. This property was rehabilitated using grant funds and must be sold to a qualified first-time homebuyer who meets income guidelines and is approved by The Housing Council at PathStone. Don’t miss this incredible opportunity—buyer will be selected on a first-come, first-served basis. Please ask your agent for full qualification details. Delayed showings begin April 17 at 10:00 AM. Delayed negotiations begin April 17 at 10:00 AM

Key facts

• Decorative fireplace
• Formal dining room
• Cape cod home

Tags

• CAPE COD HOME
• GUMWOOD TRIM
• DECORATIVE FIREPLACE
• BUILT-INS
• STAINED GLASS ACCENTS
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment F.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/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 $5k 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 37 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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 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?
6. Crime grade is F 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?
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: 1.20% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 7.0

CMA / ARV

• ARV (median comp): $213,281
• List price: $160,000
• Delta: -24.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Brookridge Dr	0.13mi	4/2.0 (+1)	1,458 (-1%)	5mo	$242,500	$166	81
189 Cravenwood Ave	0.10mi	2/1.5 (-1)	1,677 (+14%)	1mo	$181,000	$108	67
41 Cleverdale Rd	0.43mi	3/1.5	1,604 (+8%)	1mo	$260,000	$162	65
23 Barcrest Dr	0.60mi	3/1.5	1,405 (-5%)	0mo	$285,000	$203	63
1010 Stone Rd	0.68mi	3/2.0	1,470 (-0%)	3mo	$210,000	$143	63
92 Veness Ave	0.18mi	2/1.0 (-1)	1,296 (-12%)	2mo	$185,000	$143	62
94 Newfield Dr	0.47mi	3/1.5	1,616 (+9%)	3mo	$255,000	$158	60
132 Duffern Dr	0.74mi	3/1.5	1,440 (-3%)	3mo	$160,000	$111	58
99 Beverly Hts	0.74mi	3/2.5	1,536 (+4%)	3mo	$214,400	$140	52
25 Pomona Dr	0.41mi	3/1.0	1,272 (-14%)	4mo	$121,224	$95	52
300 Mosley Rd	0.58mi	4/1.0 (+1)	1,348 (-9%)	4mo	$185,000	$137	48
896 Britton Rd	0.61mi	3/2.0	1,666 (+13%)	5mo	$188,000	$113	44

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-14,453
• Equity at exit: $23,857

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,662
• Equity at exit: $13,834

Cash invested: $44,800 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$839
• Tax from tax record: −$431 /mo · $5,170/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $177

Break-even live

Break-even rent $1,692

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $268	-5% $223	+0% $177	+5% $132	+10% $87
Rent	-10% $26	-5% $102	+0% $177	+5% $253	+10% $329
Rate	-1.0pp $258	-0.5pp $218	base $177	+0.5pp $136	+1.0pp $94

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	44d	1	0.56mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	0.66mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	4d	1	0.70mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	44d	1	0.70mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	44d	1	0.80mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	0.86mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	3d	3	0.90mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	0.94mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.94mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	1.03mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	1.32mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	1.40mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.42mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	3d	63	1.50mi

Listing history 6 events

1. 2026-05-06
   status Pending 2219-char remark

   Show marketing remark (2219 chars)

   Welcome to this classic Cape Cod home in an ideal location—just minutes from schools, shopping, and restaurants—offering the perfect blend of charm, convenience, and modern updates. This home features easy first-floor living and timeless character, including rich natural wood trim, a cozy living room with a decorative fireplace, built-ins, and beautiful stained glass accents. A formal dining room, bright and cheerful eat-in kitchen, and an enclosed three-seasons room add to the home’s warmth and functionality. The kitchen offers a fresh, updated feel with new countertops, ample cabinetry, and a functional layout that provides great storage and workspace, along with a new exhaust vent for added convenience. Upstairs, you’ll find a spacious bedroom enhanced with skylights and a newly added half bath, creating a bright and private retreat. The home offers a total of three bedrooms and generous storage throughout. The main bathroom has not been recently updated but is in very good condition and features a convenient walk-in bath (no traditional tub). The interior has been fully rehabilitated and thoughtfully updated with fresh contemporary paint, new flooring throughout, and new energy-efficient windows that fill the home with natural light. Major mechanical upgrades include a high-efficiency 95% HVAC system, new central air, a new water heater, an updated electrical system, and mostly new plumbing—providing peace of mind for years to come. Outside, the improvements continue with a roof under 10 years old, an asphalt driveway (to be sealed) that can accommodate up to four vehicles, and a detached one-car garage. Nestled in a quiet neighborhood, this home offers both tranquility and convenient access to everyday amenities. This property was rehabilitated using grant funds and must be sold to a qualified first-time homebuyer who meets income guidelines and is approved by The Housing Council at PathStone. Don’t miss this incredible opportunity—buyer will be selected on a first-come, first-served basis. Please ask your agent for full qualification details. Delayed showings begin April 17 at 10:00 AM. Delayed negotiations begin April 17 at 10:00 AM

2. 2026-03-30
   listed $160,000 Active 2219-char remark

   Show marketing remark (2219 chars)

   Welcome to this classic Cape Cod home in an ideal location—just minutes from schools, shopping, and restaurants—offering the perfect blend of charm, convenience, and modern updates. This home features easy first-floor living and timeless character, including rich natural wood trim, a cozy living room with a decorative fireplace, built-ins, and beautiful stained glass accents. A formal dining room, bright and cheerful eat-in kitchen, and an enclosed three-seasons room add to the home’s warmth and functionality. The kitchen offers a fresh, updated feel with new countertops, ample cabinetry, and a functional layout that provides great storage and workspace, along with a new exhaust vent for added convenience. Upstairs, you’ll find a spacious bedroom enhanced with skylights and a newly added half bath, creating a bright and private retreat. The home offers a total of three bedrooms and generous storage throughout. The main bathroom has not been recently updated but is in very good condition and features a convenient walk-in bath (no traditional tub). The interior has been fully rehabilitated and thoughtfully updated with fresh contemporary paint, new flooring throughout, and new energy-efficient windows that fill the home with natural light. Major mechanical upgrades include a high-efficiency 95% HVAC system, new central air, a new water heater, an updated electrical system, and mostly new plumbing—providing peace of mind for years to come. Outside, the improvements continue with a roof under 10 years old, an asphalt driveway (to be sealed) that can accommodate up to four vehicles, and a detached one-car garage. Nestled in a quiet neighborhood, this home offers both tranquility and convenient access to everyday amenities. This property was rehabilitated using grant funds and must be sold to a qualified first-time homebuyer who meets income guidelines and is approved by The Housing Council at PathStone. Don’t miss this incredible opportunity—buyer will be selected on a first-come, first-served basis. Please ask your agent for full qualification details. Delayed showings begin April 17 at 10:00 AM. Delayed negotiations begin April 17 at 10:00 AM

3. 2025-08-29
   soldstatus $152,000 Closed 548-char remark

   Show marketing remark (548 chars)

   CLASSIC CAPE with IDEAL LOCATION NEAR SCHOOLS, SHOPPING & RESTAURANTS. OFFERS CONVENIENT * * & * * * EASY * * FIRST FLOOR LIVING - AWAITING YOUR FINAL TOUCHES! ORIGINAL FIXTURES, GUMWOOD TRIM, LIVING ROOM w/ FIREPLACE, BUILT-INS & STAINED GLASS, FORMAL DINING ROOM, BRIGHT & CHEERY EAT-IN KITCHEN, ENCLOSED THREE SEASONS ROOM, UPSTAIRS BEDROOM w/ SKYLIGHTS, LOTS OF STORAGE, DETACHED ONE CAR GARAGE - no additional photos will be added as it’s best seen in person. OFFERS DUE/DELAYED NEGOTIATIONS on 6/9@ 11:00 AM.

4. 2025-08-29
   soldstatus $152,000

   Show marketing remark (548 chars)

   CLASSIC CAPE with IDEAL LOCATION NEAR SCHOOLS, SHOPPING & RESTAURANTS. OFFERS CONVENIENT * * & * * * EASY * * FIRST FLOOR LIVING - AWAITING YOUR FINAL TOUCHES! ORIGINAL FIXTURES, GUMWOOD TRIM, LIVING ROOM w/ FIREPLACE, BUILT-INS & STAINED GLASS, FORMAL DINING ROOM, BRIGHT & CHEERY EAT-IN KITCHEN, ENCLOSED THREE SEASONS ROOM, UPSTAIRS BEDROOM w/ SKYLIGHTS, LOTS OF STORAGE, DETACHED ONE CAR GARAGE - no additional photos will be added as it’s best seen in person. OFFERS DUE/DELAYED NEGOTIATIONS on 6/9@ 11:00 AM.

5. 2025-06-10
   status Pending 548-char remark

   Show marketing remark (548 chars)

   CLASSIC CAPE with IDEAL LOCATION NEAR SCHOOLS, SHOPPING & RESTAURANTS. OFFERS CONVENIENT * * & * * * EASY * * FIRST FLOOR LIVING - AWAITING YOUR FINAL TOUCHES! ORIGINAL FIXTURES, GUMWOOD TRIM, LIVING ROOM w/ FIREPLACE, BUILT-INS & STAINED GLASS, FORMAL DINING ROOM, BRIGHT & CHEERY EAT-IN KITCHEN, ENCLOSED THREE SEASONS ROOM, UPSTAIRS BEDROOM w/ SKYLIGHTS, LOTS OF STORAGE, DETACHED ONE CAR GARAGE - no additional photos will be added as it’s best seen in person. OFFERS DUE/DELAYED NEGOTIATIONS on 6/9@ 11:00 AM.

6. 2025-06-03
   listed $119,900 Active 548-char remark

   Show marketing remark (548 chars)

   CLASSIC CAPE with IDEAL LOCATION NEAR SCHOOLS, SHOPPING & RESTAURANTS. OFFERS CONVENIENT * * & * * * EASY * * FIRST FLOOR LIVING - AWAITING YOUR FINAL TOUCHES! ORIGINAL FIXTURES, GUMWOOD TRIM, LIVING ROOM w/ FIREPLACE, BUILT-INS & STAINED GLASS, FORMAL DINING ROOM, BRIGHT & CHEERY EAT-IN KITCHEN, ENCLOSED THREE SEASONS ROOM, UPSTAIRS BEDROOM w/ SKYLIGHTS, LOTS OF STORAGE, DETACHED ONE CAR GARAGE - no additional photos will be added as it’s best seen in person. OFFERS DUE/DELAYED NEGOTIATIONS on 6/9@ 11:00 AM.

ⓘ 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: $5,170 · $431/mo
• Projected year-2 tax: $5,170 · $431/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: $22,998
• − Mortgage interest: −$8,962
• − Property taxes: −$5,170
• − Insurance: −$800
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$4,655
• Taxable loss: −$269
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $2,194/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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 (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 2%

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: ▼ -54.14%
• Current HPI: 246.1703
• 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

+33.4% since first listed

6 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-03-30 Listed $160,000 UNYREIS
• 2025-08-29 Sold (Public Records) $152,000 Public Records
• 2025-08-29 Sold (MLS) $152,000 UNYREIS
• 2025-06-10 Pending — UNYREIS
• 2025-06-03 Listed $119,900 UNYREIS

Property tax history

+5.9%/yr

Latest (2025): $5,170 · +45.0% YoY. Source: county tax records.