11 Glenside Way · Greece, NY 14612

$224,900

3 bd · 1.5 ba · 1,480 sqft · SingleFamily public records · 15 Days on market

Built 1979 0.37 ac lot $152/sqft · 27% below area Est $308k · 27% 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 +15.0/15.0
• Cash flow +7.0/30.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS ONE IS A GEM! METICULOUS MOVE-IN READY! Light & Bright! Neutral Colors Thru-out! EAT-IN Kitchen with Oak Cabinets! BEAUTIFULLY LANDSCAPED YARD on SPACIOUS LOT! MUST SEE!

Key facts

• Oak cabinets
• New driveway
• Landscaped yard

Tags

• EAT-IN KITCHEN
• OAK CABINETS
• LANDSCAPED YARD
• NEW DRIVEWAY
• SIDEWALK-LINED STREETS

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage (1.5 spaces)
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric; Gas water heater
• Home design: 3-story property; Existing construction
• Construction: Vinyl siding; Block foundation; Architectural shingle roof; Copper plumbing; Full basement with sump pump; Below-grade finished area
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 121 x 133

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Sliding glass door(s); Sliding doors; Programmable thermostat
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (17.4% below list).
• Recommended offer: $167k (25.6% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.7% in Greece — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+5.4%/yr); 129 active listings in the ZIP; 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

• It's been on market 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $118k; list at $225k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $167,420 (25.6% 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 10.1

CMA / ARV

• ARV (median comp): $307,873
• List price: $224,900
• Delta: -26.95%
• 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
285 N Creek Xing	0.22mi	3/2.0	1,484 (+0%)	3mo	$310,000	$209	85
84 Wayfaring Ln	0.13mi	3/1.5	1,568 (+6%)	0mo	$220,000	$140	84
99 Larkins Xing	0.18mi	2/2.0 (-1)	1,412 (-5%)	7mo	$249,900	$177	71
44 Flynnwood Dr	0.53mi	3/1.5	1,512 (+2%)	1mo	$290,000	$192	71
100 Long Wood Dr	0.22mi	3/1.5	1,640 (+11%)	6mo	$280,000	$171	66
88 Drexhall Ln	0.61mi	3/1.5	1,500 (+1%)	4mo	$275,000	$183	66
671 Whispering Pines Cir	0.56mi	3/1.5	1,428 (-4%)	7mo	$292,000	$204	62
18 Shiloh Ct	0.70mi	3/2.5	1,493 (+1%)	3mo	$327,500	$219	59
46 Mount Cassino Dr	0.25mi	3/2.0	1,673 (+13%)	7mo	$462,000	$276	59
30 Shiloh Ct	0.72mi	2/2.0 (-1)	1,456 (-2%)	5mo	$245,000	$168	52
386 Crosby Ln	0.63mi	3/2.5	1,666 (+13%)	3mo	$377,000	$226	43
340 Creighton Ln	0.70mi	3/2.5	1,676 (+13%)	4mo	$380,000	$227	38

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: -23.8%
• Equity multiple: 0.17×
• Total profit: $-52,458
• Equity at exit: $33,533

10-year hold

• IRR: -12.5%
• Equity multiple: 0.17×
• Total profit: $-52,123
• Equity at exit: $19,445

Cash invested: $62,972 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$520 /mo · $6,237/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-325

Break-even live

Break-even rent $2,269

Max offer price $167,420

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-262	+0% $-325	+5% $-389	+10% $-453
Rent	-10% $-472	-5% $-399	+0% $-325	+5% $-252	+10% $-179
Rate	-1.0pp $-212	-0.5pp $-268	base $-325	+0.5pp $-384	+1.0pp $-443

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   listed $224,900 Active 670-char remark
2. 2011-10-03
   soldstatus $118,000
3. 2011-09-23
   soldstatus $118,000 180-char remark

   Show marketing remark (180 chars)

   THIS ONE IS A GEM! METICULOUS MOVE-IN READY! Light & Bright! Neutral Colors Thru-out! EAT-IN Kitchen with Oak Cabinets! BEAUTIFULLY LANDSCAPED YARD on SPACIOUS LOT! MUST SEE!

4. 2011-06-22
   listed $119,900 180-char remark

   Show marketing remark (180 chars)

   THIS ONE IS A GEM! METICULOUS MOVE-IN READY! Light & Bright! Neutral Colors Thru-out! EAT-IN Kitchen with Oak Cabinets! BEAUTIFULLY LANDSCAPED YARD on SPACIOUS LOT! MUST SEE!

5. 2000-10-31
   soldstatus $95,500
6. 1999-09-10
   soldstatus $76,900

ⓘ 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: $6,237 · $520/mo
• Projected year-2 tax: $6,237 · $520/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: $22,291
• − Mortgage interest: −$12,598
• − Property taxes: −$6,237
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$6,543
• Taxable loss: −$7,778
• Est. tax savings @ 24.0%: +$1,867
• After-tax cash flow: $-2,038/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

• County: Monroe County · 674,131 people
• City population: 29,210
• 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

+192.5% since first listed

7 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-12 Listed $224,900 UNYREIS
• 2011-10-03 Sold (Public Records) $118,000 Public Records
• 2011-09-23 Sold (MLS) $118,000 UNYREIS
• 2011-06-22 Listed $119,900 UNYREIS
• 2000-10-31 Sold (Public Records) $95,500 Public Records
• 1999-09-10 Sold (Public Records) $76,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $6,237 · +13.1% YoY. Source: county tax records.