236 Longridge Ave · Rochester, NY 14616

$139,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 11 Days on market

Built 1929 6,180 sqft lot $121/sqft · 36% below area Est $218k · 36% 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 +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.4/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Another Rockin' Rochester Property!Charming and well-maintained Cape Cod in the heart of Greece! This 3-bedroom, 1-bath home offers convenient first-floor living with a functional layout and plenty of natural light. Inside, you’ll find stylish plank flooring throughout and low-maintenance glass block windows. Step outside to enjoy a nice-sized backyard—perfect for relaxing, entertaining, or gardening. Ideally located close to shopping, including Wegmans, and nearby schools, this home combines comfort, efficiency, and convenience. Don’t miss this move-in ready gem! Offers to be reviewed on Friday, May 8th at 5pm. Please allow 24 hours for response.

Key facts

• Newer furnace
• Newer roof
• First floor living

Tags

• FIRST FLOOR LIVING
• NEWER ROOF
• NEWER FURNACE
• NEWER WATER HEATER
• CENTRAL AIR
• PLANK FLOORING

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Electricity connected; High-speed internet available; Sewer connected; Public water connected
• Home design: 2-story home; Resale property
• Construction: Aluminum siding; Architectural shingle roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Partial fence; Fence

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Two main-level bedrooms; One second-level bedroom
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning; HVAC energy-efficient feature
• Interior features: Ceiling fan(s); Dining area; Bedroom on main level; Full basement; One fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 7.2% 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: 111 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1929 — 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 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?
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: 1.17% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 7.2

CMA / ARV

• ARV (median comp): $218,484
• List price: $139,900
• Delta: -35.97%
• 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	0.50mi	3/1.0 (+1)	1,184 (+3%)	1mo	$194,500	$164	67
142 Pomona Dr	0.36mi	3/1.0 (+1)	1,224 (+6%)	2mo	$236,000	$193	66
92 Veness Ave	0.28mi	2/1.0	1,296 (+12%)	2mo	$185,000	$143	64
118 Maiden Ln	0.54mi	2/1.0	1,076 (-7%)	2mo	$227,500	$211	62
3303 Dewey Ave	0.33mi	2/1.5	1,011 (-12%)	1mo	$165,000	$163	61
232 Almay Rd	0.62mi	3/1.0 (+1)	1,122 (-3%)	2mo	$185,000	$165	60
1043 Britton Rd	0.54mi	3/1.0 (+1)	1,101 (-4%)	4mo	$195,000	$177	59
99 Newfield Dr	0.55mi	3/1.5 (+1)	1,199 (+4%)	4mo	$215,000	$179	57
188 Estall Rd	0.68mi	2/1.5	1,093 (-5%)	3mo	$150,000	$137	56
36 Fallenson Dr	0.47mi	3/1.0 (+1)	988 (-14%)	0mo	$220,000	$223	49
73 Wembly Rd	0.75mi	3/1.5 (+1)	1,080 (-6%)	2mo	$250,000	$231	46
75 Everclay Dr	0.62mi	3/2.0 (+1)	1,242 (+8%)	4mo	$280,000	$225	46

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-15,833
• Equity at exit: $20,860

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,546
• Equity at exit: $12,096

Cash invested: $39,172 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$734
• Tax from tax record: −$391 /mo · $4,695/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $105

Break-even live

Break-even rent $1,498

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	2d	1	0.36mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	3d	1	0.60mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	43d	1	0.63mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	43d	1	0.69mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	2d	3	0.71mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	14d	1	0.84mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	0.93mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.95mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	2d	1	0.99mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	2d	2	1.08mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	21d	1	1.13mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	2d	2	1.13mi
15 Fortune Ln Greece, NY	1.0	1.0	750	$1,100	$1.47	3d	1	1.40mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	2d	1	1.43mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	1.44mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	2d	1	1.45mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	2d	17	1.48mi

Listing history 2 events

1. 2026-05-10
   status Pending 673-char remark
2. 2026-04-29
   listed $139,900 Active 673-char remark

ⓘ 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: $4,695 · $391/mo
• Projected year-2 tax: $4,695 · $391/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 2/10 Low 7 d/yr ≥95°F today · 16 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: $19,565
• − Mortgage interest: −$7,837
• − Property taxes: −$4,695
• − Insurance: −$700
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,070
• Taxable loss: −$866
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $1,466/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

2 events — show timeline

• 2026-05-10 Pending — UNYREIS
• 2026-04-29 Listed $139,900 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $4,695 · +107.1% YoY. Source: county tax records.