152 Berkshire Dr · Greece, NY 14626

$209,900

3 bd · 1.5 ba · 1,471 sqft · SingleFamily public records · 9 Days on market

Built 1962 0.36 ac lot Est $277k · 24% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.5/10.0
• 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

Charming home with smart updates and a fantastic location. Enjoy peace of mind with newer mechanicals, a brand-new roof, and newer energy efficient windows. Inside, tasteful decor and a thoughtful layout create a warm, move-in ready feel. Outside, a large back yard offers plenty of space to play, for gardening and entertaining. Custom built covered pergola on paver patio. Minutes to shopping, dining, parks, schools and major routes- close to everything you need. This is the perfect blend of comfort, convenience and style. Open house 06/13/26 11:30am-1:00 PM AND 06/14/26 11:30AM-1:00 PM. Delayed negotiations until June 15th at noon. Disclaimer: Some listing photos have been AI-edited for mar

Key facts

• Brand-new roof
• Large back yard
• Newer mechanicals

Tags

• NEWER MECHANICALS
• BRAND-NEW ROOF
• NEWER ENERGY EFFICIENT WINDOWS
• LARGE BACK YARD
• CUSTOM BUILT COVERED PERGOLA
• PAVER PATIO

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); Cable available
• Home design: Single-story home; Existing construction; Facing direction not specified
• Construction: Brick and cedar construction; Asphalt roof; Block foundation; Below-grade finished area present
• Exterior features: Blacktop driveway; Patio; Open porch; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total of 6 rooms including living and recreation areas (bedroom count not specified)
• Flooring: Ceramic tile; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate formal dining room; Separate formal living room; Partially finished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 7.9% 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; 3 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 37% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y 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 $104k; list at $210k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1962 — 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: 1.15% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $276,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Elmgrove Rd	0.20mi	3/1.5	1,364 (-7%)	3mo	$275,000	$202	76
282 Straub Rd	0.31mi	3/1.5	1,385 (-6%)	5mo	$215,000	$155	71
293 Elmgrove Rd	0.60mi	3/2.0	1,390 (-6%)	5mo	$271,000	$195	56
295 Straub Rd	0.37mi	3/1.0	1,284 (-13%)	4mo	$271,000	$211	56
222 W Craig Hill Dr	0.50mi	3/1.0	1,312 (-11%)	2mo	$242,000	$184	55
3607 W Ridge Rd	0.71mi	3/2.0	1,356 (-8%)	2mo	$250,000	$184	50
169 Straub Rd	0.64mi	3/1.5	1,333 (-9%)	6mo	$250,000	$188	50
218 Ridgewood Rd	0.72mi	4/1.5 (+1)	1,517 (+3%)	9mo	$215,000	$142	48
213 Pine Valley Dr	0.62mi	3/2.5	1,631 (+11%)	8mo	$325,000	$199	43
3463 W Ridge Rd	0.74mi	2/1.0 (-1)	1,604 (+9%)	3mo	$310,000	$193	40
250 Ridgewood Rd	0.71mi	4/1.5 (+1)	1,628 (+11%)	8mo	$240,000	$147	38
59 Winston Dr	0.73mi	3/1.5	1,680 (+14%)	7mo	$221,525	$132	36

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-17,114
• Equity at exit: $31,297

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,904
• Equity at exit: $18,148

Cash invested: $58,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$444 /mo · $5,323/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $282

Break-even live

Break-even rent $2,066

Max offer price $209,900

Occupancy floor 83%

Sensitivity live

Price	-10% $401	-5% $341	+0% $282	+5% $223	+10% $163
Rent	-10% $91	-5% $186	+0% $282	+5% $378	+10% $473
Rate	-1.0pp $388	-0.5pp $335	base $282	+0.5pp $228	+1.0pp $172

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.47mi
49 Lianne Dr Rochester, NY	3.0	2.0	1281	$2,650	$2.07	3d	1	1.28mi
598 Bram Hall Dr Rochester, NY	3.0	2.5	1740	$2,750	$1.58	3d	1	1.37mi

Listing history 9 events

1. 2026-06-17
   days on market $209,900 Active 9 DOM
2. 2026-06-16
   days on market $209,900 Active 8 DOM
3. 2026-06-15
   days on market $209,900 Active 7 DOM
4. 2026-06-13
   days on market $209,900 Active 5 DOM
5. 2026-06-13
   days on market $209,900 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   days on market $209,900 Active 2 DOM
8. 2026-06-09
   remarks 634-char remark
9. 2026-06-09
   listed $209,900 Active 1 DOM

ⓘ 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: $5,323 · $444/mo
• Projected year-2 tax: $5,323 · $444/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 ≥96°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: $29,071
• − Mortgage interest: −$11,758
• − Property taxes: −$5,323
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$6,106
• Taxable income: $183
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $3,341/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

+75.1% since first listed

18 events — show timeline

• 2026-06-08 Listed $209,900 UNYREIS
• 2025-01-28 Listing Removed — UNYREIS
• 2025-01-27 Listing Removed — UNYREIS
• 2025-01-14 Price Changed $239,000 UNYREIS
• 2025-01-08 Listed $259,900 UNYREIS
• 2018-12-13 Listing Removed — UNYREIS
• 2018-12-06 Listed $148,000 UNYREIS
• 2018-11-26 Listing Removed — UNYREIS
• 2018-11-09 Price Changed $149,900 UNYREIS
• 2018-10-31 Price Changed $152,900 UNYREIS
• 2018-10-23 Price Changed $154,900 UNYREIS
• 2018-10-16 Listed $159,900 UNYREIS
• 2014-12-08 Sold (Public Records) $103,500 Public Records
• 2014-12-05 Sold (MLS) $103,500 UNYREIS
• 2014-09-30 Listed $99,900 UNYREIS
• 2014-07-07 Listed $104,900 UNYREIS
• 2014-06-09 Listed $112,000 UNYREIS
• 2014-03-11 Listed $119,900 UNYREIS

Property tax history

+4.3%/yr

Latest (2025): $5,323 · +156.7% YoY. Source: county tax records.