127 Wood Rd · Greece, NY 14626

$164,900

4 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 1 Days on market

Built 1957 7,500 sqft lot Est $236k · 30% under

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Why this score? — see what drove the B+ 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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +9.8/10.0
• 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 MLS

Modern 4 bedroom two story home. Open floor plan!! Many newer updates from new kitchen cabinets, counter top, flooring and light fixtures through out!! Recently refinished hardwoods in the living room - dinning room area. Bathroom updated with new tub and surround, new vanity, flooring and lighting. two bedrooms on each level. Spacious master bedroom with skylights on 2nd floor bedrooms. Master bedroom can also be used as a office or rec room. Newer vinyl siding, thermal windows along with newer 30 year architectural roof. Mechanics are in good working order with central air. Spacious size partly fenced lot. Freshly painted dry basement ready to be finished.

Key facts

• New back shed
• Updated kitchen
• Hardwood floors

Tags

• UPDATED KITCHEN
• HARDWOOD FLOORS
• MAIN-FLOOR BATHROOM
• PARTIALLY FENCED BACKYARD
• DOUBLE-WIDE BLACKTOP DRIVEWAY
• NEW BACK SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Electric service
• Home design: Single-story residence; Existing structure
• Construction: Vinyl siding; Asphalt roof; Block foundation; Full basement
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 50 x 150

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Dining area; Kitchen and family room combined; Living and dining room layout; Programmable thermostat
• Laundry & utility: Washer and dryer in basement; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.0% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1957 — 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: 1.48% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $236,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Ridgewood Rd	0.11mi	4/1.0	1,230 (0%)	4mo	$167,500	$136	92
95 Ridgewood Rd	0.15mi	3/2.0 (-1)	1,353 (+10%)	2mo	$260,000	$192	65
222 W Craig Hill Dr	0.41mi	3/1.0 (-1)	1,312 (+7%)	2mo	$242,000	$184	64
77 Pepperidge Dr	0.46mi	3/2.0 (-1)	1,271 (+3%)	10mo	$157,500	$124	55
41 Summer Ln	0.71mi	4/1.0	1,334 (+8%)	4mo	$262,041	$196	50
104 Doerun Dr	0.44mi	3/1.0 (-1)	1,066 (-13%)	9mo	$220,000	$206	45
341 North Ave	0.56mi	3/1.5 (-1)	1,384 (+12%)	2mo	$276,000	$199	44
67 Woodedge Ln	0.49mi	3/2.0 (-1)	1,111 (-10%)	10mo	$240,000	$216	44
67 Stallion Cir	0.56mi	3/2.0 (-1)	1,120 (-9%)	8mo	$260,000	$232	43
106 Stone Fence Rd	0.59mi	3/1.5 (-1)	1,104 (-10%)	8mo	$193,000	$175	42
29 Saddlehorn Dr	0.65mi	3/1.0 (-1)	1,392 (+13%)	3mo	$235,000	$169	40
3607 W Ridge Rd	0.69mi	3/2.0 (-1)	1,356 (+10%)	2mo	$250,000	$184	40

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,473
• Equity at exit: $24,587

10-year hold

• IRR: 11.6%
• Equity multiple: 1.89×
• Total profit: $41,258
• Equity at exit: $14,258

Cash invested: $46,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$485 /mo · $5,822/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $506

Break-even live

Break-even rent $1,796

Max offer price $164,900

Occupancy floor 74%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 W Craig Hill Dr Rochester, NY	3.0	1.0	1042	$2,600	$2.50	3d	1	0.40mi
49 Lianne Dr Rochester, NY	3.0	2.0	1281	$2,650	$2.07	3d	1	1.46mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $164,900 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: $5,822 · $485/mo
• Projected year-2 tax: $5,822 · $485/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 2/10 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: $29,230
• − Mortgage interest: −$9,237
• − Property taxes: −$5,822
• − Insurance: −$824
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$4,797
• Taxable income: $3,872
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $5,138/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

+199.8% since first listed

8 events — show timeline

• 2026-06-18 Listed $164,900 UNYREIS
• 2020-07-16 Sold (Public Records) $135,000 Public Records
• 2020-07-14 Sold (MLS) $135,000 UNYREIS
• 2020-05-09 Pending — UNYREIS
• 2020-05-06 Listed $127,900 UNYREIS
• 2017-09-21 Sold (Public Records) $68,248 Public Records
• 2002-06-11 Sold (Public Records) $78,000 Public Records
• 2001-09-17 Sold (Public Records) $55,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,822 · +3.1% YoY. Source: county tax records.