166 Wood Rd · Greece, NY 14626

$179,900

4 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 8 Days on market

Built 1957 7,500 sqft lot Est $270k · 33% 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 +21.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.8/10.0
• 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

Spacious 4 Bedroom 2 full Bath Cape offer's many options! Complete 1st Floor Living with an oversized Primary suite, that features its own private Deck overlooking rear setting! 2nd Bedroom (currently has a 2nd Washer & Dryer in it), Gleaming Hardwood Floors & Great natural Lighting in Living Room, nice size Formal Dining Room, Main Bath & Eat in Kitchen that walks out to a nice little side yard area! 2nd Floor has 2 Additional Nice Size Bedrooms! Finished Rec Room in Lower Level Basement area with Utility Room & Workshop area, that walk out to 2 Car Garage and rear yard! Home sits on its own private little end of a street, rear yard currently backs to wooded area

Key facts

• Private deck
• Finished rec room
• Utility room

Tags

• PRIVATE DECK
• FINISHED REC ROOM
• UTILITY ROOM
• WORKSHOP AREA
• WOODED AREA
• VINYL REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story; Resale property; Main thoroughfare frontage; Corner, irregular lot; Near public transit
• Construction: Composite siding; Copper plumbing; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck (open); Porch

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; See remarks (additional kitchen details)
• Bedrooms: 2 main level bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 2 full bathrooms; 2 main level bathrooms
• Heating & cooling: Gas heating; Hot water heating; See remarks (additional heating details)
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Window treatments; Drapes; Thermal windows; Accessible bedroom; Bedroom on main level; Bath in primary bedroom; Main level primary; Primary suite; Workshop; Other (see remarks)
• Laundry & utility: Washer; Dryer; Laundry accessible on main level and in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.1% 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; 1 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 34% 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

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: 1.24% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $270,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
383 Stone Fence Rd	0.32mi	4/1.5	1,614 (-2%)	5mo	$275,000	$170	75
22 Ridgewood Rd	0.26mi	3/1.5 (-1)	1,584 (-4%)	2mo	$247,500	$156	72
160 Wood Rd	0.01mi	3/2.0 (-1)	1,428 (-13%)	5mo	$195,700	$137	68
59 Winston Dr	0.36mi	3/1.5 (-1)	1,680 (+2%)	7mo	$221,525	$132	67
280 Fox Meadow Rd	0.58mi	4/1.5	1,744 (+6%)	3mo	$285,000	$163	59
539 Fox Meadow Rd	0.63mi	4/1.5	1,568 (-5%)	3mo	$278,000	$177	58
100 Gordon Dr	0.61mi	3/1.5 (-1)	1,736 (+5%)	0mo	$295,000	$170	56
52 Laurelhurst Rd	0.35mi	3/2.0 (-1)	1,444 (-12%)	4mo	$205,000	$142	55
152 Pepperidge Dr	0.56mi	4/1.5	1,800 (+9%)	2mo	$270,500	$150	55
71 Laurelhurst Rd	0.36mi	3/1.5 (-1)	1,464 (-11%)	4mo	$240,000	$164	54
162 Straub Rd	0.70mi	3/2.5 (-1)	1,744 (+6%)	2mo	$375,000	$215	49
264 Harvest Dr	0.71mi	3/2.0 (-1)	1,470 (-11%)	1mo	$250,000	$170	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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-13,046
• Equity at exit: $26,824

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $6,803
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$480 /mo · $5,757/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $267

Break-even live

Break-even rent $1,896

Max offer price $179,900

Occupancy floor 83%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
598 Bram Hall Dr Rochester, NY	3.0	2.5	1740	$2,750	$1.58	2d	1	1.29mi

Listing history 7 events

1. 2026-06-10
   status $179,900 Pending 8 DOM
2. 2026-06-09
   days on market $179,900 Active 8 DOM
3. 2026-06-09
   days on market $179,900 Active 7 DOM
4. 2026-06-07
   days on market $179,900 Active 6 DOM
5. 2026-06-03
   days on market $179,900 Active 2 DOM
6. 2026-06-01
   remarks 683-char remark
7. 2026-06-01
   listed $179,900 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: $5,757 · $480/mo
• Projected year-2 tax: $5,757 · $480/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,819
• − Mortgage interest: −$10,077
• − Property taxes: −$5,757
• − Insurance: −$900
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$5,233
• Taxable income: $561
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $3,075/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

1 event — show timeline

• 2026-06-01 Listed $179,900 UNYREIS

Property tax history

+6.9%/yr

Latest (2025): $5,757 · +38.7% YoY. Source: county tax records.