577 Fetzner Rd · Greece, NY 14626

$169,900

3 bd · 1.0 ba · 1,836 sqft · SingleFamily public records · 10 Days on market

Built 1956 0.26 ac lot Est $285k · 40% 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +6.3/10.0
• 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 577 Fetzner Rd, a well-maintained single-family home located in the desirable town of Greece, just outside Rochester. Built in 1956, this charming residence offers approximately 1,836 square feet of living space on a 0.26-acre lot, providing a comfortable balance of indoor living and outdoor space. The home features 4 bedrooms and 1.5 Bathrooms making it ideal for families, first-time buyers, or investors seeking a property with generous living space. Inside, you’ll find hardwood flooring throughout much of the home, creating warmth and character, while the kitchen offers functional cabinetry, vinyl flooring, and ample room for everyday cooking and dining. Additional highli

Key facts

• Spacious yard
• Modern appliances
• Convenient access

Tags

• FINISHED WALKOUT BASEMENT
• VINYL SIDING
• UPDATED PAINT
• MODERN APPLIANCES
• SPACIOUS YARD
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Existing/resale property
• Construction: Vinyl siding; Block foundation; Below-grade finished area
• Exterior features: Blacktop driveway; Rectangular lot with 70 x 162 dimensions; Main thoroughfare frontage

Interior

• Kitchen: Electric cooktop; Microwave; Freezer; Dishwasher
• Bedrooms: Total of 6 rooms (includes living and family rooms)
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Finished walk-out basement
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.7% 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 at typical pace (median 15d on market — plan ~3-4 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 $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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $82k; list at $170k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1956 — 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: 1.33% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $284,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Fetzner Rd	0.05mi	4/1.5 (+1)	1,837 (+0%)	8mo	$305,000	$166	84
111 Barlow Dr	0.07mi	3/1.5	1,807 (-2%)	10mo	$220,000	$122	84
204 Candy Ln	0.38mi	3/1.5	1,794 (-2%)	9mo	$285,000	$159	68
215 Fetzner Rd	0.51mi	3/2.5	1,840 (+0%)	9mo	$317,500	$173	62
46 Alderwood Ln	0.68mi	3/1.5	1,716 (-6%)	0mo	$294,000	$171	55
281 Ledgewood Dr	0.56mi	3/1.5	1,704 (-7%)	6mo	$235,000	$138	54
99 Dorian Ln	0.50mi	3/1.5	1,616 (-12%)	10mo	$250,000	$155	47
146 Marble Dr	0.73mi	4/2.0 (+1)	1,776 (-3%)	7mo	$270,000	$152	46
30 Hemlock Woods Ln	0.65mi	4/1.5 (+1)	1,720 (-6%)	9mo	$260,000	$151	44
50 Jamestown Ter	0.75mi	4/1.5 (+1)	1,716 (-6%)	6mo	$220,000	$128	42
35 Garden Ln	0.63mi	3/2.0	1,593 (-13%)	10mo	$231,000	$145	36
32 Black Walnut Dr	0.69mi	4/1.5 (+1)	1,576 (-14%)	3mo	$255,200	$162	34

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-15,571
• Equity at exit: $25,333

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-504
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$626 /mo · $7,515/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $201

Break-even live

Break-even rent $2,010

Max offer price $169,900

Occupancy floor 86%

Sensitivity live

Price	-10% $297	-5% $249	+0% $201	+5% $153	+10% $105
Rent	-10% $22	-5% $112	+0% $201	+5% $291	+10% $380
Rate	-1.0pp $287	-0.5pp $244	base $201	+0.5pp $157	+1.0pp $112

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	44d	1	0.94mi
102 Goethals Dr Rochester, NY	2.0	2.0	1360	$2,400	$1.76	15d	1	1.14mi
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	3d	3	1.48mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-23
   status Active
4. 2026-04-20
   status Pending
5. 2026-04-16
   listed $169,900 Active
6. 2013-04-13
   listed $119,900
7. 1993-12-06
   soldstatus $82,400

ⓘ 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: $7,515 · $626/mo
• Projected year-2 tax: $7,515 · $626/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: $27,175
• − Mortgage interest: −$9,517
• − Property taxes: −$7,515
• − Insurance: −$850
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$4,943
• Taxable income: $3
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,412/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

+106.2% since first listed

7 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-28 Contingent — UNYREIS
• 2026-04-23 Relisted — UNYREIS
• 2026-04-20 Pending — UNYREIS
• 2026-04-16 Listed $169,900 UNYREIS
• 2013-04-13 Listed $119,900 UNYREIS
• 1993-12-06 Sold (Public Records) $82,400 Public Records

Property tax history

+5.2%/yr

Latest (2025): $7,515 · +9.2% YoY. Source: county tax records.