210 Everclay Dr · Rochester, NY 14616

$149,900

3 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 7 Days on market

Built 1956 8,772 sqft lot $132/sqft · 42% below area Est $256k · 42% 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 +6.6/10.0
• 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

Great opportunity to make this reasonably priced compact ranch on quiet neighborhood street your own! Ideally located near expressways and shopping! Updated kitchen with walnut cabinetry and Corian countertops! Generously sized primary bedroom has built-in shelving and can easily accommodate a king size bed! Third bedroom off kitchen could also be a dining room. Partially finished basement has dry bar and a half bath - perfect rec room potential! Enjoy summers on the enclosed porch off the kitchen! This home is in an estate so there is no PCD provided, however the roof is in good shape and the garage door looks to be recent. All appliances are included. Delayed negotiations begin on Monday,

Key facts

• Walnut cabinetry
• Corian countertops
• Dry bar

Tags

• UPDATED KITCHEN
• WALNUT CABINETRY
• CORIAN COUNTERTOPS
• BUILT-IN SHELVING
• PARTIALLY FINISHED BASEMENT
• DRY BAR

Property features AI

Exterior

• Parking: Attached 2-car garage with electricity and garage door opener
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Entry level: main; Resale property
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator
• Bedrooms: Three main-level bedrooms; Main level primary; Bedroom on main level
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Solid surface counters; Natural woodwork; Programmable thermostat; Thermal windows; Full basement, partially finished, with sump pump; One fireplace
• Laundry & utility: Washer; Dryer; Gas water heater; Exhaust fan

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 $79 ($954/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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 31% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1956 — 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: 1.16% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 7.2

CMA / ARV

• ARV (median comp): $256,339
• List price: $149,900
• Delta: -41.52%
• 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
146 Maiden Ln	0.34mi	3/1.0	1,184 (+4%)	1mo	$194,500	$164	77
142 Pomona Dr	0.33mi	3/1.0	1,224 (+8%)	2mo	$236,000	$193	70
75 Everclay Dr	0.19mi	3/2.0	1,242 (+9%)	4mo	$280,000	$225	69
118 Maiden Ln	0.38mi	2/1.0 (-1)	1,076 (-5%)	2mo	$227,500	$211	66
232 Almay Rd	0.70mi	3/1.0	1,122 (-1%)	2mo	$185,000	$165	63
79 Pomona Dr	0.39mi	4/1.5 (+1)	1,224 (+8%)	1mo	$235,000	$192	62
40 Chad Cir	0.74mi	3/1.0	1,088 (-4%)	2mo	$230,000	$211	56
49 Brownstone Ln	0.61mi	2/3.0 (-1)	1,148 (+1%)	2mo	$248,000	$216	55
50 Florida Ave	0.73mi	4/1.0 (+1)	1,162 (+2%)	3mo	$205,000	$176	55
62 Benwell Rd	0.65mi	2/1.5 (-1)	1,200 (+6%)	2mo	$210,000	$175	52
3303 Dewey Ave	0.55mi	2/1.5 (-1)	1,011 (-11%)	1mo	$165,000	$163	48
92 Veness Ave	0.51mi	2/1.0 (-1)	1,296 (+14%)	2mo	$185,000	$143	46

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-19,047
• Equity at exit: $22,351

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-9,331
• 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: 7.2×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$786
• Tax from tax record: −$440 /mo · $5,279/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $79

Break-even live

Break-even rent $1,631

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $164	-5% $122	+0% $79	+5% $37	+10% $-5
Rent	-10% $-57	-5% $11	+0% $79	+5% $148	+10% $216
Rate	-1.0pp $155	-0.5pp $118	base $79	+0.5pp $41	+1.0pp $1

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	3d	1	0.80mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	44d	1	0.91mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	1.00mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	3d	17	1.02mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	3d	63	1.08mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	4d	1	1.08mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	44d	1	1.12mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	1.14mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	1.17mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	1.25mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	1.30mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	1.31mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	1.35mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	1.46mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	1.46mi

Listing history 2 events

1. 2026-05-12
   status Pending 762-char remark
2. 2026-05-05
   listed $149,900 Active 762-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: $5,279 · $440/mo
• Projected year-2 tax: $5,279 · $440/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: $20,779
• − Mortgage interest: −$8,397
• − Property taxes: −$5,279
• − Insurance: −$750
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,361
• Taxable loss: −$1,332
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $1,273/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

2 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-05-05 Listed $149,900 UNYREIS

Property tax history

+3.3%/yr

Latest (2025): $5,279 · +15.5% YoY. Source: county tax records.