147 Wood Rd · Greece, NY 14626

$159,900

3 bd · 1.5 ba · 1,326 sqft · SingleFamily public records · 2 Days on market

Built 1955 7,500 sqft lot Est $225k · 29% under

---

Why this score? — see what drove the B+ 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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of Greece close to all of your favorite conveniences, this unique cape cod features 1st floor living PLUS finished 2nd floor space offering possibility for 2 additional bedrms! Lovely curb appeal with a long covered porch & lush landscape providing a peaceful & cozy outdoor space. Enter to an open living & dining rm (perfect for entertaining!) with a large front window flooding the room w/ natural light! NEW living rm laminate flooring! HUGE kitchen with 2 pantries, new flooring & subfloor, kitchen appliances included - even has room for an island w/ breakfast bar! 3 good-size bedrms on 1st floor (1 w/ exterior access, perfect for guests or in-laws, & 2 extra rooms upstairs! Newer floor & vanities in the bathrm! Sliding door leads to an inviting backyard; fully fenced, firepit, 1-car detached garage! Partial finished basement w/ TONS of storage space! Boiler 2015, Roof 2014, water heater 2011, replacement windows & GREENLIGHT internet!

Key facts

• Sliding glass door
• Formal dining area
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• PANTRY CLOSET
• SLIDING GLASS DOOR
• FORMAL DINING AREA
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; One garage space
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story existing home; Entry and primary living on main level
• Construction: Vinyl siding; Asphalt architectural shingle roof; Block foundation; Full, partially finished basement
• Exterior features: Blacktop driveway; Fully fenced yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Eat-in kitchen with pantry
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Laminate; Luxury vinyl; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Separate formal living room; Open living/dining area; Pantry; Sliding glass doors; Thermal windows; Programmable thermostat; Accessible bedroom; Bedroom on main level; Main level primary
• Laundry & utility: Washer and dryer located in the basement; Sump pump in basement

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 $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 37% 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 $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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $135k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.51% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $225,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Ridgewood Rd	0.16mi	3/2.0	1,353 (+2%)	2mo	$260,000	$192	85
160 Wood Rd	0.04mi	3/2.0	1,428 (+8%)	5mo	$195,700	$137	79
222 W Craig Hill Dr	0.40mi	3/1.0	1,312 (-1%)	2mo	$242,000	$184	76
110 Ridgewood Rd	0.13mi	4/1.0 (+1)	1,230 (-7%)	4mo	$167,500	$136	72
52 Laurelhurst Rd	0.34mi	3/2.0	1,444 (+9%)	4mo	$205,000	$142	64
341 North Ave	0.59mi	3/1.5	1,384 (+4%)	2mo	$276,000	$199	64
71 Laurelhurst Rd	0.35mi	3/1.5	1,464 (+10%)	4mo	$240,000	$164	63
3607 W Ridge Rd	0.71mi	3/2.0	1,356 (+2%)	2mo	$250,000	$184	60
29 Saddlehorn Dr	0.62mi	3/1.0	1,392 (+5%)	3mo	$235,000	$169	58
218 Ridgewood Rd	0.13mi	4/1.5 (+1)	1,517 (+14%)	9mo	$215,000	$142	57
41 Summer Ln	0.73mi	4/1.0 (+1)	1,334 (+1%)	4mo	$262,041	$196	55
264 Harvest Dr	0.71mi	3/2.0	1,470 (+11%)	1mo	$250,000	$170	46

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,523
• Equity at exit: $23,842

10-year hold

• IRR: 11.7%
• Equity multiple: 1.90×
• Total profit: $40,402
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$511 /mo · $6,133/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $493

Break-even live

Break-even rent $1,793

Max offer price $159,900

Occupancy floor 75%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 W Craig Hill Dr Rochester, NY	3.0	1.0	1042	$2,600	$2.50	2d	1	0.39mi
598 Bram Hall Dr Rochester, NY	3.0	2.5	1740	$2,750	$1.58	2d	1	1.26mi
49 Lianne Dr Rochester, NY	3.0	2.0	1281	$2,650	$2.07	2d	1	1.50mi

Listing history 3 events

1. 2026-06-18
   days on market $159,900 Active 2 DOM
2. 2026-06-17
   remarks 691-char remark
3. 2026-06-17
   listed $159,900 Active 1 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: $6,133 · $511/mo
• Projected year-2 tax: $6,133 · $511/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 · 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: $29,005
• − Mortgage interest: −$8,957
• − Property taxes: −$6,133
• − Insurance: −$800
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$4,652
• Taxable income: $3,823
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $5,002/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

+122.1% since first listed

8 events — show timeline

• 2026-06-16 Listed $159,900 UNYREIS
• 2021-09-27 Sold (Public Records) $134,900 Public Records
• 2021-09-24 Sold (MLS) $139,000 UNYREIS
• 2021-08-10 Pending — UNYREIS
• 2021-08-09 Contingent — UNYREIS
• 2021-07-21 Listed $134,900 UNYREIS
• 2008-09-19 Sold (Public Records) $95,000 Public Records
• 1995-06-30 Sold (Public Records) $72,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $6,133 · +3.3% YoY. Source: county tax records.