45 Ridgecrest Rd · Greece, NY 14626

$150,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 32 Days on market

Built 1948 7,000 sqft lot $119/sqft · 29% below area Est $210k · 29% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +4.7/10.0
• 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

Wonderful Cape Cod on a quiet neighborhood street. A large living room with new vinyl flooring welcomes you inside. Off the Living room a huge eat in kitchen awaits. White cabinets and an abundance of counter space will make your cooking a breeze. A spacious dining room will be great for everyday dining and special occasions. Step down from the dining room into a cozy den with a wood burning fireplace. This one is perfect for one floor living with a 1st floor full bath and 1st floor primary bedroom. Upstairs you will find 2 additional bedrooms with new carpeting. All of this plus 1st floor laundry! Outside, a deck overlooks the beautiful and shaded backyard and 2 car detached garage. Don’t miss the chance to make this one yours! Come fall in love today! Delayed negotiations until 3/8 at 3pm.

Key facts

• Private deck
• Fieldstone fireplace
• Spacious backyard

Tags

• NEW FRONT DOOR
• FRESHLY PAINTED KITCHEN
• FIELDSTONE FIREPLACE
• PRIVATE DECK
• SPACIOUS BACKYARD
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story (1 story); Existing construction; Entry level: First; City street frontage; Rectangular residential lot (50 x 140)
• Construction: Brick, frame and vinyl siding construction; Asphalt roof; Block and slab foundation; Copper plumbing
• Exterior features: Blacktop driveway; Deck

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom on main level; Main level primary; Main level bedroom: 1; Second level bedrooms: 2 (Bedroom 2, Bedroom 3)
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: Full bathrooms: 1 (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Window treatments; Drapes; Storm windows
• Laundry & utility: Main level laundry; Washer; Dryer; Gas water heater

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 $55 ($661/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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).

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

• It's been on market 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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.
8. 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.
9. 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: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (median comp): $209,985
• List price: $150,000
• Delta: -28.57%
• 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
274 Newton Rd	0.35mi	3/1.0	1,243 (-2%)	4mo	$162,000	$130	78
21 Alden Rd	0.26mi	3/1.0	1,320 (+5%)	4mo	$115,000	$87	77
211 Cabot Rd	0.24mi	2/1.0 (-1)	1,341 (+6%)	1mo	$237,800	$177	73
13 Alden Rd	0.25mi	3/1.0	1,152 (-9%)	1mo	$195,500	$170	72
128 Ridgecrest Rd	0.12mi	4/1.0 (+1)	1,152 (-9%)	4mo	$176,000	$153	71
73 Alcott Rd	0.14mi	3/1.5	1,404 (+11%)	4mo	$115,000	$82	69
460 Alfonso Dr	0.54mi	3/1.5	1,264 (+0%)	5mo	$220,000	$174	68
232 Fielding Rd	0.47mi	4/1.0 (+1)	1,224 (-3%)	1mo	$227,007	$185	67
89 Haddon Rd	0.43mi	3/1.0	1,147 (-9%)	0mo	$240,000	$209	64
99 Chesterton Rd	0.38mi	3/1.0	1,105 (-12%)	4mo	$222,000	$201	58
142 Frandee Ln	0.64mi	3/2.0	1,180 (-6%)	3mo	$260,000	$220	53
347 Fetzner Rd	0.48mi	3/1.5	1,429 (+13%)	2mo	$205,000	$143	52

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-21,469
• Equity at exit: $22,365

10-year hold

• IRR: -6.4%
• Equity multiple: 0.60×
• Total profit: $-16,903
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$475 /mo · $5,695/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $55

Break-even live

Break-even rent $1,676

Max offer price $150,000

Occupancy floor 92%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,535	$2.03	2d	7	0.38mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 32 DOM
2. 2026-06-17
   days on market $150,000 Active 31 DOM
3. 2026-06-16
   pricedays on market $150,000 Active 30 DOM
4. 2026-06-10
   days on market $160,000 Active 29 DOM
5. 2026-06-09
   days on market $160,000 Active 28 DOM
6. 2026-06-09
   days on market $160,000 Active 27 DOM
7. 2026-06-07
   days on market $160,000 Active 26 DOM
8. 2026-06-03
   days on market $160,000 Active 22 DOM
9. 2026-06-03
   days on market $160,000 Active 21 DOM
10. 2026-06-01
    days on market $160,000 Active 20 DOM
11. 2026-05-31
    days on market $160,000 Active 19 DOM
12. 2026-05-18
    status Pending 1059-char remark
13. 2026-05-07
    listed $160,000 Active 1059-char remark
14. 2023-05-01
    soldstatus $153,000
15. 2023-04-28
    soldstatus $153,000 Closed Sale or Rented 808-char remark

    Show marketing remark (808 chars)

    Wonderful Cape Cod on a quiet neighborhood street. A large living room with new vinyl flooring welcomes you inside. Off the Living room a huge eat in kitchen awaits. White cabinets and an abundance of counter space will make your cooking a breeze. A spacious dining room will be great for everyday dining and special occasions. Step down from the dining room into a cozy den with a wood burning fireplace. This one is perfect for one floor living with a 1st floor full bath and 1st floor primary bedroom. Upstairs you will find 2 additional bedrooms with new carpeting. All of this plus 1st floor laundry! Outside, a deck overlooks the beautiful and shaded backyard and 2 car detached garage. Don’t miss the chance to make this one yours! Come fall in love today! Delayed negotiations until 3/8 at 3pm.

16. 2023-03-09
    status Under Contract- Do Not Show 808-char remark

    Show marketing remark (808 chars)

    Wonderful Cape Cod on a quiet neighborhood street. A large living room with new vinyl flooring welcomes you inside. Off the Living room a huge eat in kitchen awaits. White cabinets and an abundance of counter space will make your cooking a breeze. A spacious dining room will be great for everyday dining and special occasions. Step down from the dining room into a cozy den with a wood burning fireplace. This one is perfect for one floor living with a 1st floor full bath and 1st floor primary bedroom. Upstairs you will find 2 additional bedrooms with new carpeting. All of this plus 1st floor laundry! Outside, a deck overlooks the beautiful and shaded backyard and 2 car detached garage. Don’t miss the chance to make this one yours! Come fall in love today! Delayed negotiations until 3/8 at 3pm.

17. 2023-03-02
    listed $119,900 Active 808-char remark

    Show marketing remark (808 chars)

    Wonderful Cape Cod on a quiet neighborhood street. A large living room with new vinyl flooring welcomes you inside. Off the Living room a huge eat in kitchen awaits. White cabinets and an abundance of counter space will make your cooking a breeze. A spacious dining room will be great for everyday dining and special occasions. Step down from the dining room into a cozy den with a wood burning fireplace. This one is perfect for one floor living with a 1st floor full bath and 1st floor primary bedroom. Upstairs you will find 2 additional bedrooms with new carpeting. All of this plus 1st floor laundry! Outside, a deck overlooks the beautiful and shaded backyard and 2 car detached garage. Don’t miss the chance to make this one yours! Come fall in love today! Delayed negotiations until 3/8 at 3pm.

18. 2023-02-09
    soldstatus $105,000
19. 1994-06-24
    soldstatus $77,000

ⓘ 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: $5,695 · $475/mo
• Projected year-2 tax: $5,695 · $475/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 3/10 Moderate 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: $20,943
• − Mortgage interest: −$8,402
• − Property taxes: −$5,695
• − Insurance: −$750
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$4,364
• Taxable loss: −$1,618
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,049/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

+94.8% since first listed

11 events — show timeline

• 2026-06-16 Relisted — UNYREIS
• 2026-06-16 Price Changed $150,000 UNYREIS
• 2026-05-23 Relisted — UNYREIS
• 2026-05-18 Pending — UNYREIS
• 2026-05-07 Listed $160,000 UNYREIS
• 2023-05-01 Sold (Public Records) $153,000 Public Records
• 2023-04-28 Sold (MLS) $153,000 UNYREIS
• 2023-03-09 Pending — UNYREIS
• 2023-03-02 Listed $119,900 UNYREIS
• 2023-02-09 Sold (Public Records) $105,000 Public Records
• 1994-06-24 Sold (Public Records) $77,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,695 · +3.0% YoY. Source: county tax records.