283 Stone Rd Rd · Rochester, NY 14616

$159,900

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 7 Days on market

Built 1941 7,405 sqft lot Est $212k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +5.4/10.0
• DSCR +4.2/10.0
• 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

This is the first time this house has ever hit the market!! Welcome to this charming 3-bedroom, 1.1 bath Cape Cod nestled in the heart of Greece! Lovingly maintained by the original owners! This home is filled with timeless character and warmth. Step inside and appreciate the beautiful original hardwood floors, classic built-ins, and vintage details that make this home truly special. The inviting living room opens to a versatile flex space that can easily serve as a home office, playroom, guest room, reading nook, or additional living area—tailored to fit your lifestyle. You’ll also love the formal dining room, offering the perfect setting for holiday gatherings, dinner parties,

Key facts

• Vintage details
• Formal dining room
• Flex space

Tags

• ORIGINAL HARDWOOD FLOORS
• CLASSIC BUILT-INS
• VINTAGE DETAILS
• FLEX SPACE
• FORMAL DINING ROOM
• GENEROUSLY SIZED BACKYARD

Property features AI

Exterior

• Parking: Detached garage with electricity; Driveway
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story home; Existing construction
• Construction: Aluminum siding; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Den; Separate/formal dining room; Separate/formal living room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $15 ($180/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.4% 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 leasing fast (median 5d 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1941 — 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: 1.04% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $211,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Chippendale Rd	0.19mi	3/1.0	1,062 (-13%)	0mo	$185,000	$174	70
146 Maiden Ln	0.54mi	3/1.0	1,184 (-3%)	1mo	$194,500	$164	70
79 Pomona Dr	0.51mi	4/1.5 (+1)	1,224 (+0%)	1mo	$235,000	$192	68
71 Weston Rd	0.62mi	3/1.0	1,265 (+4%)	1mo	$180,000	$142	64
85 Mcewen Rd	0.18mi	3/2.5	1,400 (+15%)	1mo	$235,000	$168	60
44 Forgham Rd	0.40mi	4/2.0 (+1)	1,121 (-8%)	2mo	$277,000	$247	57
85 Sheppler St	0.39mi	2/1.5 (-1)	1,074 (-12%)	0mo	$233,000	$217	55
46 Calvin Rd	0.74mi	3/1.5	1,272 (+4%)	2mo	$240,000	$189	55
92 Veness Ave	0.64mi	2/1.0 (-1)	1,296 (+6%)	2mo	$185,000	$143	53
65 Villewood Dr	0.62mi	3/1.0	1,350 (+11%)	1mo	$215,000	$159	52
118 Maiden Ln	0.49mi	2/1.0 (-1)	1,076 (-12%)	2mo	$227,500	$211	51
591 Britton Rd	0.73mi	3/1.5	1,392 (+14%)	2mo	$225,000	$162	39

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-24,813
• Equity at exit: $23,842

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-19,796
• Equity at exit: $13,825

Cash invested: $44,772 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 112
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$839
• Tax from tax record: −$392 /mo · $4,702/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $15

Break-even live

Break-even rent $1,642

Max offer price $159,900

Occupancy floor 94%

Sensitivity live

Price	-10% $106	-5% $60	+0% $15	+5% $-30	+10% $-76
Rent	-10% $-116	-5% $-51	+0% $15	+5% $81	+10% $146
Rate	-1.0pp $96	-0.5pp $56	base $15	+0.5pp $-26	+1.0pp $-69

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	46d	1	0.52mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	16d	1	0.57mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	4d	3	0.58mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	4d	1	0.66mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	4d	2	0.73mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	16d	1	0.73mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	25d	1	0.90mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	23d	1	0.94mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	4d	2	0.94mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	45d	1	1.02mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	4d	1	1.15mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	45d	1	1.16mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	4d	1	1.18mi
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	4d	1	1.21mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	5d	1	1.29mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	4d	1	1.31mi

Listing history 7 events

1. 2026-06-17
   status $159,900 Pending 7 DOM
2. 2026-06-17
   days on market $159,900 Active 7 DOM
3. 2026-06-16
   days on market $159,900 Active 6 DOM
4. 2026-06-15
   days on market $159,900 Active 5 DOM
5. 2026-06-13
   days on market $159,900 Active 3 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $159,900 Active 2 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: $4,702 · $392/mo
• Projected year-2 tax: $4,702 · $392/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $19,929
• − Mortgage interest: −$8,957
• − Property taxes: −$4,702
• − Insurance: −$800
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,652
• Taxable loss: −$2,370
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $749/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

1 event — show timeline

• 2026-06-10 Listed $159,900 UNYREIS

Property tax history

+5.1%/yr

Latest (2025): $4,702 · +72.1% YoY. Source: county tax records.