383 Pebbleview Dr · Rochester, NY 14612

$225,900

3 bd · 1.5 ba · 1,288 sqft · SingleFamily public records · 13 Days on market

Built 1982 7,145 sqft lot $175/sqft · 14% below area Est $264k · 14% 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).

• ARV discount +14.0/15.0
• Cash flow +5.3/30.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! this charming 3 bedroom, 1 & 1.5 bath home. It is a spacious 1,288 sq. ft. Colonial with living room, formal dining room and eat in kitchen. There is a full basement and attached two car garage. Has a 19.5 x 14 ft deck overlooks beautiful backyard yard, perfect for hot tub and fun barbecues! Sale includes all appliances. New furnace 4/2026, hot water heater 2021.Delayed Negotiations until May 20/2026 @ 2pm. Offer due by 1pm on 5/20/2026. House to be sold in as condition.

Key facts

• New furnace
• Hot water heater
• Full basement

Tags

• FULL BASEMENT
• ATTACHED TWO CAR GARAGE
• 19.5 X 14 FT DECK
• ALL APPLIANCES
• NEW FURNACE
• HOT WATER HEATER

Property features AI

Finance

• HOA & community: Community trails/paths

Exterior

• Parking: Attached garage; Driveway; Garage with 2 spaces
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Two-story home; Existing (resale) property; Block foundation; Facing direction not specified
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Built as existing (year built details not specific)
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Rectangular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 59 x 120

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms include living areas and laundry (6 total rooms) — bedrooms not specifically listed
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Living/dining room; Programmable thermostat; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (16.7% below list).
• Recommended offer: $170k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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: Rents rising fast (+5.4%/yr); 130 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $169,795 (24.8% 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. 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. 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: 0.83% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.48%
• DSCR: 0.58
• GRM: 10.0

CMA / ARV

• ARV (median comp): $263,867
• List price: $225,900
• Delta: -14.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Pebbleview Dr	0.15mi	3/1.5	1,232 (-4%)	6mo	$210,000	$170	80
83 Dohrcrest Dr	0.33mi	3/2.0	1,284 (-0%)	8mo	$225,000	$175	76
497 Hampton Blvd	0.51mi	3/1.0	1,296 (+1%)	7mo	$224,000	$173	67
966 Latta Rd	0.33mi	3/1.5	1,440 (+12%)	5mo	$260,000	$181	61
264 Alpine Rd	0.62mi	3/1.0	1,292 (+0%)	10mo	$120,000	$93	60
357 Hampton Blvd	0.67mi	3/1.0	1,252 (-3%)	11mo	$230,900	$184	53
193 Shorecliff Dr	0.69mi	3/2.0	1,254 (-3%)	11mo	$285,000	$227	52
238 Belmont Rd	0.63mi	3/1.0	1,200 (-7%)	8mo	$230,000	$192	51
416 Lake Meadow Dr	0.30mi	4/1.5 (+1)	1,480 (+15%)	7mo	$237,000	$160	50
130 N Park Dr	0.71mi	3/1.5	1,120 (-13%)	2mo	$225,000	$201	44
447 Hampton Blvd	0.56mi	3/1.0	1,118 (-13%)	8mo	$221,000	$198	43
475 Latta Rd	0.69mi	3/1.5	1,104 (-14%)	12mo	$225,000	$204	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: -0.00×
• Total profit: $-63,541
• Equity at exit: $33,682

10-year hold

• IRR: -19.8%
• Equity multiple: -0.19×
• Total profit: $-75,338
• Equity at exit: $19,532

Cash invested: $63,252 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 130
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,185
• Tax from tax record: −$707 /mo · $8,490/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-500

Break-even live

Break-even rent $2,514

Max offer price $169,795

Occupancy floor —

Sensitivity live

Price	-10% $-372	-5% $-436	+0% $-500	+5% $-564	+10% $-627
Rent	-10% $-648	-5% $-574	+0% $-500	+5% $-425	+10% $-351
Rate	-1.0pp $-386	-0.5pp $-442	base $-500	+0.5pp $-558	+1.0pp $-618

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: $56,475
• Closing costs: $6,777
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	4d	5	0.62mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	45d	1	0.70mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	4d	1	0.79mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	5d	1	0.88mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	4d	1	0.89mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	4d	1	0.96mi
1495 Beach Ave Rochester, NY	4.0	1.5	1494	$2,800	$1.87	45d	1	0.97mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	4d	1	1.07mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	4d	1	1.09mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	45d	1	1.19mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	25d	1	1.35mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	4d	2	1.48mi

Listing history 1 events

1. 2026-05-14
   listed $225,900 Active 495-char remark

ⓘ 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: $8,490 · $707/mo
• Projected year-2 tax: $8,490 · $707/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,582
• − Mortgage interest: −$12,654
• − Property taxes: −$8,490
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$6,572
• Taxable loss: −$9,876
• Est. tax savings @ 24.0%: +$2,370
• After-tax cash flow: $-3,625/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): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

• 2026-05-27 Pending — UNYREIS
• 2026-05-14 Listed $225,900 UNYREIS

Property tax history

+7.4%/yr

Latest (2025): $8,490 · +61.9% YoY. Source: county tax records.