60 Marwood Rd · Rochester, NY 14616

$149,900

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 1 Days on market

Built 1923 7,001 sqft lot Est $249k · 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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +5.0/10.0
• 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

Welcome to this beautifully updated Cape Cod-style home offering 1,408 square feet of comfortable living space with the perfect blend of character, functionality, and modern updates. Situated on a rare double lot, this move-in ready property features 3 bedrooms and 1 full bath, along with a versatile floor plan offering one bedroom on the first floor and two bedrooms upstairs. Step inside to discover new luxury vinyl plank flooring throughout and a bright, inviting living room filled with natural light. The spacious eat-in kitchen serves as the heart of the home, showcasing abundant cabinetry, expansive counter space, stainless steel appliances, and a center island with seating ideal for ev

Key facts

• Double lot
• First-floor laundry
• 7,001 sq ft lot

Tags

• DOUBLE LOT
• LUXURY VINYL PLANK FLOORING
• SPACIOUS EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND WITH SEATING
• FIRST-FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached garage with 1.5 spaces; Garage with electricity and EV charging station(s); Circular driveway
• Utilities: High-speed internet available; Public water connected; Sewer available; Electric service with circuit breakers
• Home design: Single-story home; Existing property condition
• Construction: Vinyl siding; Asphalt and metal roof; Block foundation; Built (existing)
• Exterior features: Fully fenced yard; Patio; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions 50 x 140

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Ductless cooling; Ductless heating; Gas heating; Forced air
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Workshop; Full basement
• Laundry & utility: Washer and dryer on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $80 ($959/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 6.9% 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; 18 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).
• This rent runs 32% of the median local income ($66k/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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $110k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1923 — 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: 1.18% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $249,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Ripplewood Dr	0.18mi	4/2.0 (+1)	1,400 (-1%)	2mo	$290,000	$207	80
80 Ripplewood Dr	0.14mi	3/1.5	1,308 (-7%)	2mo	$269,000	$206	78
126 Marwood Rd	0.10mi	4/2.0 (+1)	1,299 (-8%)	2mo	$270,000	$208	72
122 Clearview Rd	0.26mi	3/1.0	1,257 (-11%)	2mo	$151,000	$120	68
591 Britton Rd	0.58mi	3/1.5	1,392 (-1%)	1mo	$225,000	$162	68
43 Sandalwood Dr	0.46mi	4/2.0 (+1)	1,432 (+2%)	1mo	$253,000	$177	66
48 Skycrest Dr	0.38mi	3/1.5	1,288 (-8%)	2mo	$265,000	$206	64
65 Villewood Dr	0.62mi	3/1.0	1,350 (-4%)	1mo	$215,000	$159	63
60 Hilltop Rd	0.39mi	3/2.0	1,296 (-8%)	2mo	$281,000	$217	63
231 Hampton Blvd	0.37mi	2/2.5 (-1)	1,548 (+10%)	0mo	$260,000	$168	55
61 Villewood Dr	0.62mi	4/1.5 (+1)	1,612 (+14%)	2mo	$258,000	$160	38
43 Britton Rd	0.70mi	3/2.0	1,200 (-15%)	3mo	$177,500	$148	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-18,997
• Equity at exit: $22,351

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-9,170
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$786
• Tax from tax record: −$471 /mo · $5,650/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $80

Break-even live

Break-even rent $1,670

Max offer price $149,900

Occupancy floor 90%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	2d	1	0.13mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	2d	1	0.14mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	2d	1	0.21mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.41mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	2d	2	0.45mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	2d	1	0.52mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	43d	1	0.65mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	0.66mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	2d	3	0.72mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	0.79mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	2d	5	0.86mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	43d	1	0.96mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	3d	1	0.96mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	43d	1	1.05mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	2d	1	1.07mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	2d	1	1.14mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	3d	1	1.19mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	43d	1	1.22mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $149,900 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: $5,650 · $471/mo
• Projected year-2 tax: $5,650 · $471/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 ≥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: $21,256
• − Mortgage interest: −$8,397
• − Property taxes: −$5,650
• − Insurance: −$750
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$4,361
• Taxable loss: −$1,302
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $1,272/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

+87.6% since first listed

10 events — show timeline

• 2026-06-18 Listed $149,900 UNYREIS
• 2021-07-12 Sold (Public Records) $110,000 Public Records
• 2020-02-15 Listing Removed — UNYREIS
• 2020-01-14 Price Changed $109,900 UNYREIS
• 2020-01-02 Listed $114,900 UNYREIS
• 2020-01-02 Listing Removed — UNYREIS
• 2019-11-21 Price Changed $119,900 UNYREIS
• 2019-11-15 Listed $124,900 UNYREIS
• 2019-08-09 Sold (Public Records) $50,000 Public Records
• 2015-09-23 Listed $79,900 UNYREIS

Property tax history

+6.3%/yr

Latest (2025): $5,650 · +2.3% YoY. Source: county tax records.