258 Pepperidge Dr · Greece, NY 14626

$184,900

3 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 7 Days on market

Built 1953 9,720 sqft lot Est $256k · 28% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.4/10.0
• 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

Welcome to 258 Pepperidge Drive - A Charming Updated Cape Cod in the Heart of Greece! This Vinyl Sided Home has Plenty of Curb Appeal, with Stone Entrance, Fresh Landscaping, and New Entry Doors. The Bright Updated Kitchen Includes New Dishwasher/Microwave, and a Double Pantry Closet with First Floor Laundry (Stackable Washer/Dryer). The Large Living Room has a Beautiful Bay Window for Plenty of Natural Light. First Floor Bedroom with Hardwood Floors, and a Full Bath with Large Updated Shower Unit, makes One Floor Living Easy if needed. Upstairs are 2 Large Bedrooms with Hardwood Floors and a Half Bath. The Clean Dry Basement Offers Lots of Opportunity with Open Space, a Rheem HE Furnace, a

Key facts

• Vinyl sided home
• Stone entrance
• Double pantry closet

Tags

• VINYL SIDED HOME
• STONE ENTRANCE
• FRESH LANDSCAPING
• NEW ENTRY DOORS
• UPDATED KITCHEN
• DOUBLE PANTRY CLOSET

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Resale property; City street frontage; Rectangular residential lot (approx. 0.2231 acres, dimensions 72 x 135)
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Existing (built previously)
• Exterior features: Blacktop driveway; Partial fencing; Fence; Shed(s)/storage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Pantry
• Bedrooms: One bedroom on the main level; Total rooms: 6; Has full basement
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Pantry; Programmable thermostat; Thermal windows
• Laundry & utility: Washer and dryer included; Laundry located on main level and in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.8% 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; 4 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).
• This rent runs 35% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1953 — 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: 1.23% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $255,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
264 Harvest Dr	0.06mi	3/2.0	1,470 (0%)	1mo	$250,000	$170	94
71 Laurelhurst Rd	0.33mi	3/1.5	1,464 (-0%)	4mo	$240,000	$164	81
52 Laurelhurst Rd	0.33mi	3/2.0	1,444 (-2%)	4mo	$205,000	$142	77
41 Summer Ln	0.09mi	4/1.0 (+1)	1,334 (-9%)	4mo	$262,041	$196	70
212 Creekwood Dr	0.28mi	3/1.0	1,340 (-9%)	1mo	$344,444	$257	69
1143 Long Pond Rd	0.38mi	3/2.0	1,606 (+9%)	1mo	$313,143	$195	64
160 Wood Rd	0.67mi	3/2.0	1,428 (-3%)	5mo	$195,700	$137	58
341 North Ave	0.66mi	3/1.5	1,384 (-6%)	2mo	$276,000	$199	58
22 Ridgewood Rd	0.61mi	3/1.5	1,584 (+8%)	2mo	$247,500	$156	56
95 Ridgewood Rd	0.70mi	3/2.0	1,353 (-8%)	2mo	$260,000	$192	50
383 Stone Fence Rd	0.73mi	4/1.5 (+1)	1,614 (+10%)	5mo	$275,000	$170	40
460 Alfonso Dr	0.73mi	3/1.5	1,264 (-14%)	5mo	$220,000	$174	38

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-15,927
• Equity at exit: $27,569

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,622
• Equity at exit: $15,987

Cash invested: $51,772 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$512 /mo · $6,142/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $235

Break-even live

Break-even rent $1,973

Max offer price $184,900

Occupancy floor 85%

Sensitivity live

Price	-10% $340	-5% $287	+0% $235	+5% $183	+10% $130
Rent	-10% $56	-5% $145	+0% $235	+5% $325	+10% $414
Rate	-1.0pp $328	-0.5pp $282	base $235	+0.5pp $187	+1.0pp $138

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	3d	1	1.04mi
598 Bram Hall Dr Rochester, NY	3.0	2.5	1740	$2,750	$1.58	3d	1	1.28mi
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,535	$2.03	3d	7	1.46mi
102 Goethals Dr Rochester, NY	2.0	2.0	1360	$2,400	$1.76	15d	1	1.49mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $184,900 Active

ⓘ 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: $6,142 · $512/mo
• Projected year-2 tax: $6,142 · $512/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: $27,242
• − Mortgage interest: −$10,357
• − Property taxes: −$6,142
• − Insurance: −$924
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$5,379
• Taxable income: $81
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $2,800/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

2 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-23 Listed $184,900 UNYREIS

Property tax history

+6.5%/yr

Latest (2025): $6,142 · +35.5% YoY. Source: county tax records.