89 Haddon Rd · Greece, NY 14626

$189,900

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 7 Days on market

Built 1953 6,987 sqft lot Est $212k · 11% under

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Why this score? — see what drove the D+ 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 +12.5/30.0
• ARV discount +12.2/15.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 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, cozy, and completely move-in ready! This beautifully cared-for 3-bedroom split-level in Greece offers just under 1,200 sq ft of comfortable living space. The main level features a welcoming living room and an eat-in kitchen with all new appliances (2025). A partially finished basement provides extra room to spread out, while the spacious backyard with patio is perfect for entertaining or unwinding. The upper level bedroom is equipped with a separate ductless AC unit. Enjoy your morning coffee on the open front patio, plus the convenience of an attached 1-car garage. With Greenlight ready service, a generator hookup, and a new hot water tank installed in 2024, this home blends comf

Key facts

• 6,987 sq ft lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical system
• Home design: Single-story home; Resale property; Partial, partially finished basement
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Includes living spaces and a recreation room (total 5 rooms)
• Flooring: Carpet; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-27 ($-323/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (3.9% below list).
• Recommended offer: $182k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,492 (3.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $212,195
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Haddon Rd	0.00mi	3/1.0	1,147 (0%)	0mo	$240,000	$209	100
99 Chesterton Rd	0.06mi	3/1.0	1,105 (-4%)	4mo	$222,000	$201	88
241 Haddon Rd	0.21mi	3/1.5	1,135 (-1%)	6mo	$225,000	$198	81
274 Newton Rd	0.09mi	3/1.0	1,243 (+8%)	4mo	$162,000	$130	78
128 Ridgecrest Rd	0.32mi	4/1.0 (+1)	1,152 (+0%)	4mo	$176,000	$153	76
13 Alden Rd	0.54mi	3/1.0	1,152 (+0%)	1mo	$195,500	$170	73
232 Fielding Rd	0.23mi	4/1.0 (+1)	1,224 (+7%)	1mo	$227,007	$185	73
99 Hildegard Rd	0.34mi	3/1.5	1,202 (+5%)	6mo	$215,000	$179	69
175 Hildegarde Rd	0.23mi	3/2.0	1,058 (-8%)	5mo	$202,500	$191	68
61 Newton Rd	0.39mi	4/1.0 (+1)	1,188 (+4%)	6mo	$105,000	$88	66
142 Frandee Ln	0.65mi	3/2.0	1,180 (+3%)	3mo	$260,000	$220	58
460 Alfonso Dr	0.48mi	3/1.5	1,264 (+10%)	5mo	$220,000	$174	54

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-33,279
• Equity at exit: $28,315

10-year hold

• IRR: -11.0%
• Equity multiple: 0.35×
• Total profit: $-34,398
• Equity at exit: $16,419

Cash invested: $53,172 (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 14626

• Home prices YoY: -31.4%
• Rents YoY: 2.5%
• Active inventory: 126
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$996
• Tax from tax record: −$394 /mo · $4,724/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-27

Break-even live

Break-even rent $1,859

Max offer price $185,139

Occupancy floor 96%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,535	$2.03	2d	7	0.37mi
266 Hoover Dr Rochester, NY	3.0	1.0	816	$2,295	$2.81	2d	1	1.01mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	2d	17	1.25mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	43d	1	1.28mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	1.38mi
50 Patriots Lndg Greece, NY	1.0–2.0	1.0	800	$1,225	$1.53	14d	1	1.41mi
102 Goethals Dr Rochester, NY	2.0	2.0	1360	$2,400	$1.76	14d	1	1.43mi
1370 Ridgeway Ave Rochester, NY	2.0	1.0	800	$1,250	$1.56	23d	1	1.49mi

Listing history 2 events

1. 2026-04-14
   status Pending
2. 2026-04-07
   listed $189,900 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: $4,724 · $394/mo
• Projected year-2 tax: $4,724 · $394/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: $21,899
• − Mortgage interest: −$10,637
• − Property taxes: −$4,724
• − Insurance: −$950
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$5,524
• Taxable loss: −$3,440
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $502/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

• 2026-04-14 Pending — UNYREIS
• 2026-04-07 Listed $189,900 UNYREIS

Property tax history

+5.9%/yr

Latest (2025): $4,724 · +51.2% YoY. Source: county tax records.