210 Pepperidge Dr · Greece, NY 14626

$184,900

4 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 10 Days on market

Built 1952 9,720 sqft lot $141/sqft · 23% below area Est $241k · 23% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.3/10.0
• 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

Updated! Updated! Furnace and AC 1.5 years! Roof 8 years! Updated kitchen! Fenced yard for pets safety. Appliances included: stove, refrigerator, washer, dryer. Covered rear patio, breezeway, quiet neighborhood, close to Ridgemont Plaza for convenient shopping. You will like this house! Delayed Negotiations until 5/7 @ 3PM

Key facts

• Fenced yard
• Covered rear patio
• Quiet neighborhood

Tags

• FENCED YARD
• COVERED REAR PATIO
• QUIET NEIGHBORHOOD
• CONVENIENT SHOPPING

Property features AI

Exterior

• Parking: Attached garage; Garage door opener; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2-story house; Existing (pre-owned) condition; City street frontage; Rectangular residential lot
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Covered patio/porch; Patio; Porch

Interior

• Kitchen: Electric oven; Electric range; Range hood; Microwave; Dishwasher; Garbage disposal; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms; Bedroom on main level
• Flooring: Carpet; Ceramic tile; Mixed/varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Storm windows
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.4% 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); 129 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 38% 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 $6k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $185k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1952 — 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: 1.33% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.3

CMA / ARV

• ARV (median comp): $240,878
• List price: $184,900
• Delta: -23.24%
• 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
41 Summer Ln	0.16mi	4/1.0	1,334 (+2%)	4mo	$262,041	$196	87
212 Creekwood Dr	0.28mi	3/1.0 (-1)	1,340 (+2%)	1mo	$344,444	$257	77
264 Harvest Dr	0.09mi	3/2.0 (-1)	1,470 (+12%)	1mo	$250,000	$170	66
52 Laurelhurst Rd	0.28mi	3/2.0 (-1)	1,444 (+10%)	4mo	$205,000	$142	58
71 Laurelhurst Rd	0.28mi	3/1.5 (-1)	1,464 (+12%)	4mo	$240,000	$164	57
110 Ridgewood Rd	0.65mi	4/1.0	1,230 (-6%)	4mo	$167,500	$136	56
95 Ridgewood Rd	0.66mi	3/2.0 (-1)	1,353 (+3%)	2mo	$260,000	$192	53
341 North Ave	0.67mi	3/1.5 (-1)	1,384 (+6%)	2mo	$276,000	$199	51
460 Alfonso Dr	0.74mi	3/1.5 (-1)	1,264 (-4%)	5mo	$220,000	$174	48
142 Frandee Ln	0.57mi	3/2.0 (-1)	1,180 (-10%)	3mo	$260,000	$220	45
190 Duxbury Rd	0.74mi	3/2.0 (-1)	1,368 (+4%)	6mo	$195,000	$143	44
160 Wood Rd	0.61mi	3/2.0 (-1)	1,428 (+9%)	6mo	$195,700	$137	43

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-712
• Equity at exit: $27,569

10-year hold

• IRR: 8.8%
• Equity multiple: 1.66×
• Total profit: $34,052
• Equity at exit: $15,987

Cash invested: $51,772 (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: 129
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$422 /mo · $5,060/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $476

Break-even live

Break-even rent $1,859

Max offer price $184,900

Occupancy floor 76%

Sensitivity live

Price	-10% $581	-5% $529	+0% $476	+5% $424	+10% $371
Rent	-10% $282	-5% $379	+0% $476	+5% $573	+10% $671
Rate	-1.0pp $569	-0.5pp $523	base $476	+0.5pp $428	+1.0pp $380

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: $46,225
• Closing costs: $5,547
• 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	4d	1	1.00mi
598 Bram Hall Dr Rochester, NY	3.0	2.5	1740	$2,750	$1.58	4d	1	1.31mi

Listing history 3 events

1. 2026-05-12
   status Pending 325-char remark
2. 2026-05-01
   listed $184,900 Active 325-char remark
3. 2000-06-09
   soldstatus $75,000

ⓘ 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: $5,060 · $422/mo
• Projected year-2 tax: $5,060 · $422/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: $29,537
• − Mortgage interest: −$10,357
• − Property taxes: −$5,060
• − Insurance: −$924
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$5,379
• Taxable income: $3,090
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $4,972/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

+146.5% since first listed

3 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-05-01 Listed $184,900 UNYREIS
• 2000-06-09 Sold (Public Records) $75,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,060 · +108.3% YoY. Source: county tax records.