127 Newton Rd · Greece, NY 14626

$189,900

4 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 6 Days on market

Built 1950 7,500 sqft lot $160/sqft · at area comps Est $200k · at est.

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +9.7/15.0
• 1% rule +6.2/10.0
• DSCR +5.2/10.0
• 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

Sweet cape located on a quiet street! Tons of curb appeal here! Step inside to find a well updated and maintained four bedroom home. Living room with new carpet. Eat in kitchen with appliances included! 2 bedrooms on the first floor along with the bathroom and first floor laundry! Upstairs you will find 2 more bedrooms and so much storage! Attached garage! Almost fully fenced backyard with a new shed! New Roof! Vinyl windows! Maintenance free exterior! New Air conditioning and hot water heater! This one is ready for you to unpack and live!

Key facts

• Updated full bath
• New driveway
• First-floor bedrooms

Tags

• FIRST-FLOOR BEDROOMS
• UPDATED FULL BATH
• EAT-IN KITCHEN
• MAINTENANCE-FREE EXTERIOR
• NEW ARCHITECTURAL ROOF
• NEW DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Vinyl siding; Resale property; Block foundation
• Construction: Vinyl siding exterior; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Rectangular lot (60 x 125)

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Main level primary; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.1% 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); 130 active listings in the ZIP; 1 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 33% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $147k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1950 — 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: 1.12% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 7.4

CMA / ARV

• ARV (median comp): $199,608
• List price: $189,900
• Delta: -4.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Newton Rd	0.09mi	4/1.0	1,188 (0%)	6mo	$105,000	$88	90
128 Ridgecrest Rd	0.15mi	4/1.0	1,152 (-3%)	5mo	$176,000	$153	84
89 Haddon Rd	0.30mi	3/1.0 (-1)	1,147 (-4%)	1mo	$240,000	$209	75
232 Fielding Rd	0.43mi	4/1.0	1,224 (+3%)	1mo	$227,007	$185	74
274 Newton Rd	0.21mi	3/1.0 (-1)	1,243 (+5%)	4mo	$162,000	$130	74
13 Alden Rd	0.41mi	3/1.0 (-1)	1,152 (-3%)	1mo	$195,500	$170	70
99 Chesterton Rd	0.24mi	3/1.0 (-1)	1,105 (-7%)	4mo	$222,000	$201	69
175 Hildegarde Rd	0.09mi	3/2.0 (-1)	1,058 (-11%)	5mo	$202,500	$191	64
241 Haddon Rd	0.35mi	3/1.5 (-1)	1,135 (-4%)	6mo	$225,000	$198	64
21 Alden Rd	0.41mi	3/1.0 (-1)	1,320 (+11%)	4mo	$115,000	$87	54
142 Frandee Ln	0.72mi	3/2.0 (-1)	1,180 (-1%)	3mo	$260,000	$220	54
460 Alfonso Dr	0.59mi	3/1.5 (-1)	1,264 (+6%)	5mo	$220,000	$174	50

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-23,807
• Equity at exit: $28,315

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-14,210
• Equity at exit: $16,419

Cash invested: $53,172 (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: 130
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$481 /mo · $5,772/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $123

Break-even live

Break-even rent $1,970

Max offer price $189,900

Occupancy floor 89%

Sensitivity live

Price	-10% $231	-5% $177	+0% $123	+5% $69	+10% $16
Rent	-10% $-45	-5% $39	+0% $123	+5% $207	+10% $291
Rate	-1.0pp $219	-0.5pp $172	base $123	+0.5pp $74	+1.0pp $24

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Hoover Dr Rochester, NY	3.0	1.0	816	$2,295	$2.81	5d	1	0.79mi

Listing history 13 events

1. 2026-05-13
   listed $189,900 Active 898-char remark
2. 2021-09-10
   soldstatus $147,000
3. 2021-09-09
   soldstatus $147,000 Closed Sale or Rented 545-char remark

   Show marketing remark (545 chars)

   Sweet cape located on a quiet street! Tons of curb appeal here! Step inside to find a well updated and maintained four bedroom home. Living room with new carpet. Eat in kitchen with appliances included! 2 bedrooms on the first floor along with the bathroom and first floor laundry! Upstairs you will find 2 more bedrooms and so much storage! Attached garage! Almost fully fenced backyard with a new shed! New Roof! Vinyl windows! Maintenance free exterior! New Air conditioning and hot water heater! This one is ready for you to unpack and live!

4. 2021-07-23
   status Under Contract- Do Not Show 545-char remark

   Show marketing remark (545 chars)

   Sweet cape located on a quiet street! Tons of curb appeal here! Step inside to find a well updated and maintained four bedroom home. Living room with new carpet. Eat in kitchen with appliances included! 2 bedrooms on the first floor along with the bathroom and first floor laundry! Upstairs you will find 2 more bedrooms and so much storage! Attached garage! Almost fully fenced backyard with a new shed! New Roof! Vinyl windows! Maintenance free exterior! New Air conditioning and hot water heater! This one is ready for you to unpack and live!

5. 2021-07-21
   listed $118,800 Active 545-char remark

   Show marketing remark (545 chars)

   Sweet cape located on a quiet street! Tons of curb appeal here! Step inside to find a well updated and maintained four bedroom home. Living room with new carpet. Eat in kitchen with appliances included! 2 bedrooms on the first floor along with the bathroom and first floor laundry! Upstairs you will find 2 more bedrooms and so much storage! Attached garage! Almost fully fenced backyard with a new shed! New Roof! Vinyl windows! Maintenance free exterior! New Air conditioning and hot water heater! This one is ready for you to unpack and live!

6. 2016-03-10
   soldstatus $70,000 Closed Sale or Rented

   Show marketing remark (380 chars)

   Here's your opportunity to turn your dream into a reality! Cheaper than renting. Four bedrooms, updated bath with ceramic tile flooring, new vanity, new lighting, newly stained hardwood flooring in living room. Maintenance free exterior. New garage door and opener, thermopane windows, and good mechanics, too. Close to mall, expressway, schools, community center and restaurants.

7. 2016-03-10
   soldstatus $70,000

   Show marketing remark (380 chars)

   Here's your opportunity to turn your dream into a reality! Cheaper than renting. Four bedrooms, updated bath with ceramic tile flooring, new vanity, new lighting, newly stained hardwood flooring in living room. Maintenance free exterior. New garage door and opener, thermopane windows, and good mechanics, too. Close to mall, expressway, schools, community center and restaurants.

8. 2016-01-14
   status Pending Sale

   Show marketing remark (380 chars)

   Here's your opportunity to turn your dream into a reality! Cheaper than renting. Four bedrooms, updated bath with ceramic tile flooring, new vanity, new lighting, newly stained hardwood flooring in living room. Maintenance free exterior. New garage door and opener, thermopane windows, and good mechanics, too. Close to mall, expressway, schools, community center and restaurants.

9. 2016-01-04
   listed $69,900 Active

   Show marketing remark (380 chars)

   Here's your opportunity to turn your dream into a reality! Cheaper than renting. Four bedrooms, updated bath with ceramic tile flooring, new vanity, new lighting, newly stained hardwood flooring in living room. Maintenance free exterior. New garage door and opener, thermopane windows, and good mechanics, too. Close to mall, expressway, schools, community center and restaurants.

10. 2015-10-16
    price $69,900
11. 2015-09-23
    price $74,900
12. 2015-08-28
    listed $69,900
13. 1996-03-21
    soldstatus $65,000

ⓘ 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: $5,772 · $481/mo
• Projected year-2 tax: $5,772 · $481/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: $25,507
• − Mortgage interest: −$10,637
• − Property taxes: −$5,772
• − Insurance: −$950
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$5,524
• Taxable loss: −$1,458
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,828/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

+192.2% since first listed

14 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $189,900 UNYREIS
• 2021-09-10 Sold (Public Records) $147,000 Public Records
• 2021-09-09 Sold (MLS) $147,000 UNYREIS
• 2021-07-23 Pending — UNYREIS
• 2021-07-21 Listed $118,800 UNYREIS
• 2016-03-10 Sold (Public Records) $70,000 Public Records
• 2016-03-10 Sold (MLS) $70,000 UNYREIS
• 2016-01-14 Pending — UNYREIS
• 2016-01-04 Listed $69,900 UNYREIS
• 2015-10-16 Price Changed $69,900 WNYREIS
• 2015-09-23 Price Changed $74,900 WNYREIS
• 2015-08-28 Listed $69,900 UNYREIS
• 1996-03-21 Sold (Public Records) $65,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,772 · +13.6% YoY. Source: county tax records.