110 Verstreet Dr · Rochester, NY 14616

$179,777

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 6 Days on market

Built 1958 6,098 sqft lot $150/sqft · 28% below area Est $249k · 28% 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 +9.2/30.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Ranch in Mint Condition. 2/3 Bdrm, Eat-in Kitchen, Formal Dining Rm, Beautiful Kitchen w/ Appliances. Curb Appeal w/ Splendid Landscaping, White Picket Fence leads you back to a Victorian-Shed. Attached Garage, New Air & Furnace, NEW ELECTRIC SERVICE & NEW TEAR OFF ROOF. Park-Like Yard.

Key facts

• Bright kitchen
• Breakfast nook
• Wide open yard

Tags

• BRIGHT KITCHEN
• BREAKFAST NOOK
• ADDITIONAL LIVING SPACE
• INVITING BACKYARD RETREAT
• SITTING AREA
• WIDE OPEN YARD

Property features AI

Exterior

• Parking: Attached garage with 1 car space
• Utilities: Public water connected; Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story home; Resale property
• Construction: Vinyl siding exterior; Asphalt roof; Block foundation; PEX plumbing; Existing (previously built)
• Exterior features: Blacktop driveway; Covered patio/porch; Patio; Porch; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Living/dining room combination; Bedroom on main level; Main level primary bedroom; Full basement with sump pump
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (4.7% below list).
• Recommended offer: $156k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 112 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $109k; list at $180k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,691 (13.4% 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 1958 — 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. 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: 0.95% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 8.7

CMA / ARV

• ARV (median comp): $248,743
• List price: $179,777
• Delta: -27.73%
• 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
146 Maiden Ln	0.34mi	3/1.0	1,184 (-1%)	1mo	$194,500	$164	82
142 Pomona Dr	0.38mi	3/1.0	1,224 (+2%)	2mo	$236,000	$193	76
79 Pomona Dr	0.41mi	4/1.5 (+1)	1,224 (+2%)	1mo	$235,000	$192	70
62 Benwell Rd	0.54mi	2/1.5 (-1)	1,200 (+0%)	2mo	$210,000	$175	66
118 Maiden Ln	0.38mi	2/1.0 (-1)	1,076 (-10%)	2mo	$227,500	$211	59
50 Florida Ave	0.65mi	4/1.0 (+1)	1,162 (-3%)	3mo	$205,000	$176	57
232 Almay Rd	0.73mi	3/1.0	1,122 (-6%)	2mo	$185,000	$165	54
40 Chad Cir	0.63mi	3/1.0	1,088 (-9%)	2mo	$230,000	$211	53
222 Oakwood Rd	0.48mi	2/1.0 (-1)	1,332 (+11%)	0mo	$180,000	$135	53
92 Veness Ave	0.59mi	2/1.0 (-1)	1,296 (+8%)	2mo	$185,000	$143	52
49 Brownstone Ln	0.58mi	2/3.0 (-1)	1,148 (-4%)	2mo	$248,000	$216	52
77 Lyncrest Dr	0.69mi	2/1.0 (-1)	1,065 (-11%)	3mo	$147,500	$138	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-37,638
• Equity at exit: $26,805

10-year hold

• IRR: -15.0%
• Equity multiple: 0.14×
• Total profit: $-43,235
• Equity at exit: $15,544

Cash invested: $50,338 (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: 112
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$943
• Tax from tax record: −$472 /mo · $5,659/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-136

Break-even live

Break-even rent $1,885

Max offer price $155,691

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-85	+0% $-136	+5% $-187	+10% $-238
Rent	-10% $-272	-5% $-204	+0% $-136	+5% $-69	+10% $-1
Rate	-1.0pp $-46	-0.5pp $-91	base $-136	+0.5pp $-183	+1.0pp $-230

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: $44,944
• Closing costs: $5,393
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	4d	1	0.88mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	4d	17	0.96mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	45d	1	0.99mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	4d	63	1.02mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	4d	3	1.03mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	5d	1	1.16mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	46d	1	1.16mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	45d	1	1.19mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	16d	1	1.20mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	16d	1	1.25mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	4d	1	1.27mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	25d	1	1.35mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	4d	2	1.37mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	25d	1	1.42mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	23d	1	1.49mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	4d	2	1.49mi

Listing history 5 events

1. 2026-05-14
   listed $179,777 Active 608-char remark
2. 2010-11-12
   soldstatus $109,000 308-char remark

   Show marketing remark (308 chars)

   Adorable Ranch in Mint Condition. 2/3 Bdrm, Eat-in Kitchen, Formal Dining Rm, Beautiful Kitchen w/ Appliances. Curb Appeal w/ Splendid Landscaping, White Picket Fence leads you back to a Victorian-Shed. Attached Garage, New Air & Furnace, NEW ELECTRIC SERVICE & NEW TEAR OFF ROOF. Park-Like Yard.

3. 2010-11-10
   soldstatus $109,000
4. 2010-08-25
   listed $106,900 308-char remark

   Show marketing remark (308 chars)

   Adorable Ranch in Mint Condition. 2/3 Bdrm, Eat-in Kitchen, Formal Dining Rm, Beautiful Kitchen w/ Appliances. Curb Appeal w/ Splendid Landscaping, White Picket Fence leads you back to a Victorian-Shed. Attached Garage, New Air & Furnace, NEW ELECTRIC SERVICE & NEW TEAR OFF ROOF. Park-Like Yard.

5. 2007-08-21
   soldstatus $104,900

ⓘ 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: $5,659 · $472/mo
• Projected year-2 tax: $5,659 · $472/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 3/10 Moderate 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: $20,550
• − Mortgage interest: −$10,070
• − Property taxes: −$5,659
• − Insurance: −$899
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,230
• Taxable loss: −$4,596
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $-533/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

+71.4% since first listed

6 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-14 Listed $179,777 UNYREIS
• 2010-11-12 Sold (MLS) $109,000 UNYREIS
• 2010-11-10 Sold (Public Records) $109,000 Public Records
• 2010-08-25 Listed $106,900 UNYREIS
• 2007-08-21 Sold (Public Records) $104,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,659 · +15.1% YoY. Source: county tax records.