389 Sharon Dr · Greece, NY 14626

$199,900

3 bd · 1.5 ba · 1,590 sqft · SingleFamily public records · 8 Days on market

Built 1965 0.27 ac lot Est $227k · 12% under

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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).

• ARV discount +12.9/15.0
• Cash flow +11.5/30.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3 bedroom and 1.5 bath Split Level in Greece! From top to bottom, this home has been thoughtfully updated and is truly move-in ready. Step inside to find gleaming hardwood floors, fresh paint throughout, and stylish new light fixtures that create a bright and inviting atmosphere. The spacious living room is filled with natural light thanks to a large picture window and flows seamlessly into the stunning eat-in kitchen. Featuring white cabinetry, new luxury vinyl plank flooring, a classic subway tile backsplash, and plenty of space for dining, this kitchen is sure to impress. Just off the kitchen you will find a 1st floor half bath for added convenience. Step down to the

Key facts

• Spacious backyard
• Dry bar
• Eat-in kitchen

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• SUBWAY TILE BACKSPLASH
• FINISHED LOWER LEVEL
• DRY BAR
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Attached garage; Garage with 1 parking space; Driveway
• Utilities: Public water connected; Sewer connected; Electricity available and connected; High-speed internet available; Cable available
• Home design: Single-story home; Existing (previously built) property
• Construction: Brick, stone, and wood siding exterior; Asphalt roof; Block foundation; Below-grade finished area (basement) present and finished
• Exterior features: Blacktop driveway; Open patio and porch; Patio; Porch; Rectangular residential lot; City street frontage; Lot dimensions approximately 80 x 149

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning; Circuit breaker electric
• Interior features: Ceiling fans; Dry bar; Eat-in kitchen; Separate/formal living room; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-64 ($-772/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $189k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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-.
• 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: Rents rising (+2.5%/yr); 126 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 ($78k/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 14y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $188,534 (5.7% 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 1965 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $227,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Long Pond Rd	0.40mi	3/2.0	1,606 (+1%)	1mo	$313,143	$195	77
146 Frandee Ln	0.23mi	3/1.5	1,736 (+9%)	4mo	$268,000	$154	71
1710 Maiden Ln	0.40mi	3/1.5	1,514 (-5%)	7mo	$215,000	$142	67
103 Alfonso Dr	0.44mi	4/1.5 (+1)	1,512 (-5%)	8mo	$190,000	$126	60
190 Duxbury Rd	0.36mi	3/2.0	1,368 (-14%)	6mo	$195,000	$143	53
347 Fetzner Rd	0.64mi	3/1.5	1,429 (-10%)	2mo	$205,000	$143	52
264 Harvest Dr	0.70mi	3/2.0	1,470 (-8%)	1mo	$250,000	$170	52
73 Alcott Rd	0.58mi	3/1.5	1,404 (-12%)	4mo	$115,000	$82	50
76 Creekwood Dr	0.59mi	4/2.0 (+1)	1,474 (-7%)	7mo	$265,000	$180	47
130 Troutbeck Ln	0.75mi	4/1.5 (+1)	1,693 (+6%)	3mo	$179,007	$106	47
31 Blue Grass Ln	0.45mi	4/1.5 (+1)	1,824 (+15%)	7mo	$242,500	$133	44
513 Harvest Dr	0.72mi	4/2.0 (+1)	1,740 (+9%)	7mo	$260,000	$149	37

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-37,300
• Equity at exit: $29,806

10-year hold

• IRR: -12.7%
• Equity multiple: 0.27×
• Total profit: $-41,045
• 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 14626

• Home prices YoY: -31.4%
• Rents YoY: 2.5%
• Active inventory: 126
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$599 /mo · $7,191/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-64

Break-even live

Break-even rent $2,191

Max offer price $188,534

Occupancy floor 98%

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
102 Goethals Dr Rochester, NY	2.0	2.0	1360	$2,400	$1.76	14d	1	1.10mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	43d	1	1.39mi

Listing history 8 events

1. 2026-06-18
   status $199,900 Pending 8 DOM
2. 2026-06-18
   days on market $199,900 Active 8 DOM
3. 2026-06-17
   days on market $199,900 Active 7 DOM
4. 2026-06-16
   days on market $199,900 Active 6 DOM
5. 2026-06-15
   days on market $199,900 Active 5 DOM
6. 2026-06-13
   days on market $199,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $199,900 Active 2 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: $7,191 · $599/mo
• Projected year-2 tax: $7,191 · $599/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 7 d/yr ≥95°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: $25,314
• − Mortgage interest: −$11,198
• − Property taxes: −$7,191
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$5,815
• Taxable loss: −$3,940
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $173/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 — 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

• Census place: Greece, NY
• County: Monroe County · 674,131 people
• City population: 29,210
• Metro: Rochester, NY
• Population (ZIP): 29,273
• Household income: $78,204
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 810.0

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 (77%)
• Race & ethnicity: White 77% Black 9% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 3% 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: ▼ -113.91%
• Current HPI: 248.9836
• Rent YoY: ▲ 2.50%
• 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

+68.8% since first listed

3 events — show timeline

• 2026-06-10 Listed $199,900 UNYREIS
• 2012-08-20 Listed $124,900 UNYREIS
• 2007-07-20 Sold (Public Records) $118,400 Public Records

Property tax history

+3.1%/yr

Latest (2025): $7,191 · +3.4% YoY. Source: county tax records.