237 Nantucket Rd · Greece, NY 14626

$199,900

1 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 8 Days on market

Built 1942 6,500 sqft lot $173/sqft · 8% below area Est $217k · 8% under

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Why this score? — see what drove the F 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 +11.0/15.0
• Cash flow +4.7/30.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming, move-in ready Cape Cod in the highly desirable Town of Greece! Offering 3 bedrooms, 1 full bath, and 1,155 sq. ft. of comfortable living space, this beautifully updated home sits on a fully fenced 0.14-acre lot and is packed with recent improvements. Step inside to find durable laminate and vinyl flooring throughout, an updated full bathroom, and a cozy living room featuring a wood stove — perfect for chilly Rochester evenings. The bright and spacious 3-season sunroom with skylight adds even more living space and is ideal for relaxing or entertaining. Exterior updates include attractive new “barn door” shutters, vinyl siding, newer double wid

Key facts

• Vinyl siding
• Fully fenced lot
• 3 season sunroom

Tags

• FULLY FENCED LOT
• UPDATED FULL BATHROOM
• 3 SEASON SUNROOM
• NEW BARN DOOR SHUTTERS
• VINYL SIDING
• COMPLETE TEAR OFF ROOF

Property features AI

Exterior

• Parking: Attached garage with electricity (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Resale property; Skylights
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Bedroom on main level
• Flooring: Laminate; Vinyl; Varied flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Skylights; Accessible bedroom
• Laundry & utility: Washer and dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-495 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (43.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.5% below list).
• Recommended offer: $112k (43.8% below list) — sets the bar for cash-flow.

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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

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.
• Current owner paid $58k; list at $200k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,436 (43.8% 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 1942 — 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: 0.69% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.61%
• DSCR: 0.53
• GRM: 12.0

CMA / ARV

• ARV (median comp): $216,831
• List price: $199,900
• Delta: -7.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Newton Rd	0.15mi	2/1.0 (+1)	1,248 (+8%)	6mo	$189,500	$152	69
411 Fetzner Rd	0.32mi	2/1.0 (+1)	1,152 (-0%)	22mo	$170,000	$148	61
1220 Long Pond Rd	0.62mi	2/1.5 (+1)	1,168 (+1%)	7mo	$200,000	$171	56
353 Fetzner Rd	0.29mi	2/2.5 (+1)	1,258 (+9%)	10mo	$199,000	$158	52
73 Athena Dr	0.53mi	2/1.0 (+1)	1,232 (+7%)	22mo	$159,500	$129	41
441 Fetzner Rd	0.35mi	2/2.0 (+1)	1,302 (+13%)	21mo	$205,000	$157	36
1198 Long Pond Rd	0.63mi	2/1.0 (+1)	1,252 (+8%)	20mo	$195,000	$156	35

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: -36.1%
• Equity multiple: -0.15×
• Total profit: $-64,471
• Equity at exit: $29,806

10-year hold

• IRR: -53.0%
• Equity multiple: -0.77×
• Total profit: $-98,958
• 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: 12.0×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$460 /mo · $5,523/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-495

Break-even live

Break-even rent $2,015

Max offer price $112,436

Occupancy floor —

Sensitivity live

Price	-10% $-382	-5% $-439	+0% $-495	+5% $-552	+10% $-608
Rent	-10% $-605	-5% $-550	+0% $-495	+5% $-440	+10% $-385
Rate	-1.0pp $-394	-0.5pp $-444	base $-495	+0.5pp $-547	+1.0pp $-600

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,390	$1.83	3d	7	0.42mi
49 Demeter Dr Greece, NY	1.0	1.0	800	$1,158	$1.45	3d	4	0.59mi
15 Fortune Ln Greece, NY	1.0	1.0	750	$1,100	$1.47	3d	1	0.70mi
50 Patriots Lndg Greece, NY	1.0–2.0	1.0	800	$1,080	$1.35	14d	1	1.34mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,400	$2.02	3d	17	1.38mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	44d	1	1.42mi
102 Goethals Dr Rochester, NY	2.0	2.0	1360	$2,400	$1.76	14d	1	1.46mi

Listing history 2 events

1. 2026-05-13
   listed $199,900 Active 1395-char remark
2. 1999-04-23
   soldstatus $57,900

ⓘ 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: $5,523 · $460/mo
• Projected year-2 tax: $5,523 · $460/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 ≥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: $16,660
• − Mortgage interest: −$11,198
• − Property taxes: −$5,523
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$5,815
• Taxable loss: −$9,542
• Est. tax savings @ 24.0%: +$2,290
• After-tax cash flow: $-3,651/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

+245.3% since first listed

3 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-13 Listed $199,900 UNYREIS
• 1999-04-23 Sold (Public Records) $57,900 Public Records

Property tax history

+5.5%/yr

Latest (2025): $5,523 · +16.7% YoY. Source: county tax records.