41 Grecian Pkwy · Greece, NY 14626

$220,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 150 Days on market

Built 1963 0.28 ac lot $176/sqft · 20% below area Est $274k · 20% 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 +15.0/15.0
• Cash flow +8.9/30.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY IS OCCUPIED DRIVE BY INSPECTION ONLY DO NOT ATTEMPT TO ENTER THE PROPERTYDO NOT TRESPASS. NO SIGN ON PROPERTY, DO NOT CONTACT OCCUPANT. Property is being sold As-Is.

Key facts

• 0.28 acre lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (6.4% below list).
• Recommended offer: $189k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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); 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 150 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $220k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $188,631 (14.3% 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. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 8.9

CMA / ARV

• ARV (median comp): $274,296
• List price: $220,000
• Delta: -19.79%
• 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
460 Alfonso Dr	0.48mi	3/1.5	1,264 (+1%)	5mo	$220,000	$174	69
232 Fielding Rd	0.43mi	4/1.0 (+1)	1,224 (-2%)	1mo	$227,007	$185	67
274 Newton Rd	0.66mi	3/1.0	1,243 (-1%)	4mo	$162,000	$130	61
142 Frandee Ln	0.58mi	3/2.0	1,180 (-6%)	3mo	$260,000	$220	61
189 Fielding Rd	0.47mi	4/1.0 (+1)	1,224 (-2%)	8mo	$170,000	$139	59
89 Haddon Rd	0.57mi	3/1.0	1,147 (-8%)	1mo	$240,000	$209	55
241 Haddon Rd	0.52mi	3/1.5	1,135 (-9%)	6mo	$225,000	$198	53
218 Newton Rd	0.73mi	2/1.0 (-1)	1,248 (-0%)	6mo	$189,500	$152	51
190 Duxbury Rd	0.66mi	3/2.0	1,368 (+9%)	6mo	$195,000	$143	49
211 Cabot Rd	0.70mi	2/1.0 (-1)	1,341 (+7%)	1mo	$237,800	$177	46
99 Chesterton Rd	0.62mi	3/1.0	1,105 (-12%)	4mo	$222,000	$201	44
347 Fetzner Rd	0.65mi	3/1.5	1,429 (+14%)	2mo	$205,000	$143	42

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-47,784
• Equity at exit: $32,803

10-year hold

• IRR: -18.2%
• Equity multiple: 0.03×
• Total profit: $-59,525
• Equity at exit: $19,022

Cash invested: $61,600 (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: 129
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$560 /mo · $6,717/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-178

Break-even live

Break-even rent $2,285

Max offer price $188,631

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-115	+0% $-178	+5% $-240	+10% $-302
Rent	-10% $-340	-5% $-259	+0% $-178	+5% $-96	+10% $-15
Rate	-1.0pp $-67	-0.5pp $-122	base $-178	+0.5pp $-235	+1.0pp $-293

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Goethals Dr Rochester, NY	2.0	2.0	1360	$2,400	$1.76	16d	1	0.83mi
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,535	$2.03	4d	7	0.97mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	45d	1	1.07mi

Listing history 17 events

1. 2026-06-22
   days on market $220,000 Active 150 DOM
2. 2026-06-18
   days on market $220,000 Active 147 DOM
3. 2026-06-17
   days on market $220,000 Active 146 DOM
4. 2026-06-16
   days on market $220,000 Active 145 DOM
5. 2026-06-15
   days on market $220,000 Active 144 DOM
6. 2026-06-13
   days on market $220,000 Active 142 DOM
7. 2026-06-13
   days on market $220,000 Active 141 DOM
8. 2026-06-10
   days on market $220,000 Active 139 DOM
9. 2026-06-09
   days on market $220,000 Active 138 DOM
10. 2026-06-09
    days on market $220,000 Active 137 DOM
11. 2026-06-07
    days on market $220,000 Active 136 DOM
12. 2026-06-03
    days on market $220,000 Active 132 DOM
13. 2026-06-03
    days on market $220,000 Active 131 DOM
14. 2026-06-01
    days on market $220,000 Active 130 DOM
15. 2026-05-31
    days on market $220,000 Active 129 DOM
16. 2026-01-22
    listed $220,000 Active 174-char remark

    Show marketing remark (174 chars)

    PROPERTY IS OCCUPIED DRIVE BY INSPECTION ONLY DO NOT ATTEMPT TO ENTER THE PROPERTYDO NOT TRESPASS. NO SIGN ON PROPERTY, DO NOT CONTACT OCCUPANT. Property is being sold As-Is.

17. 2004-04-02
    soldstatus $93,500

ⓘ 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: $6,717 · $560/mo
• Projected year-2 tax: $6,717 · $560/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: $24,723
• − Mortgage interest: −$12,323
• − Property taxes: −$6,717
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$6,400
• Taxable loss: −$5,774
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $-745/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

+135.3% since first listed

2 events — show timeline

• 2026-01-22 Listed $220,000 UNYREIS
• 2004-04-02 Sold (Public Records) $93,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $6,717 · +10.4% YoY. Source: county tax records.