147 Hilltop Rd · Rochester, NY 14616

$134,900

3 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 6 Days on market

Built 1955 7,500 sqft lot $110/sqft · 42% below area Est $231k · 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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +5.9/10.0
• 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

Charming 1,224 sq. ft. Cape Cod featuring 4 bedrooms, 1 full bath, and a breezeway connecting to the 2-car garage. Step into the updated kitchen complete with pantry, solid surface countertops, and all appliances included. The rear first-floor bedroom has been reconfigured to offer two closets, while the front bedroom wall could easily be reopened to restore the original closet layout. Upstairs offers 2 spacious bedrooms with cedar-lined closets and built-ins. Conveniently located near Lake Ontario and New York State Route 104 for easy commuting and recreation. Full-size washer and dryer in the basement plus an additional stackable unit on the first floor. Newer windows and furnace. All app

Key facts

• Breezeway
• Newer windows
• Updated kitchen

Tags

• UPDATED KITCHEN
• BREEZEWAY
• CEDAR-LINED CLOSETS
• BUILT-INS
• FULL-SIZE WASHER AND DRYER
• NEWER WINDOWS

Property features AI

Exterior

• Parking: Attached garage; Driveway; 2-car garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Single-story home; Resale property; 50 x 150 rectangular corner lot; City street frontage
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Existing construction (not new build)
• Exterior features: Blacktop driveway; Enclosed porch; Open porch

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Dishwasher; Eat-in layout; Pantry; Solid surface counters
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Programmable thermostat
• Interior features: Cedar closets; Eat-in kitchen; Great room; Pantry; Solid surface counters; Programmable thermostat; Thermal windows
• Laundry & utility: Washer and dryer included; Laundry on main level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1955 — 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: 1.22% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 6.8

CMA / ARV

• ARV (median comp): $231,435
• List price: $134,900
• Delta: -41.71%
• 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
60 Hilltop Rd	0.12mi	3/2.0	1,296 (+6%)	2mo	$281,000	$217	81
80 Ripplewood Dr	0.28mi	3/1.5	1,308 (+7%)	2mo	$269,000	$206	74
122 Clearview Rd	0.40mi	3/1.0	1,257 (+3%)	2mo	$151,000	$120	73
48 Skycrest Dr	0.42mi	3/1.5	1,288 (+5%)	2mo	$265,000	$206	70
31 Morrow Dr	0.22mi	3/1.5	1,070 (-13%)	3mo	$235,000	$220	66
65 Villewood Dr	0.33mi	3/1.0	1,350 (+10%)	1mo	$215,000	$159	65
126 Marwood Rd	0.38mi	4/2.0 (+1)	1,299 (+6%)	2mo	$270,000	$208	63
591 Britton Rd	0.28mi	3/1.5	1,392 (+14%)	1mo	$225,000	$162	63
95 Ripplewood Dr	0.30mi	4/2.0 (+1)	1,400 (+14%)	2mo	$290,000	$207	53
44 Forgham Rd	0.56mi	4/2.0 (+1)	1,121 (-8%)	2mo	$277,000	$247	51
188 Estall Rd	0.74mi	2/1.5 (-1)	1,093 (-11%)	3mo	$150,000	$137	40
143 Sandalwood Dr	0.73mi	2/1.0 (-1)	1,040 (-15%)	2mo	$190,000	$183	32

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-12,933
• Equity at exit: $20,114

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $694
• Equity at exit: $11,664

Cash invested: $37,772 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$707
• Tax from tax record: −$399 /mo · $4,791/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $138

Break-even live

Break-even rent $1,472

Max offer price $134,900

Occupancy floor 87%

Sensitivity live

Price	-10% $214	-5% $176	+0% $138	+5% $99	+10% $61
Rent	-10% $7	-5% $73	+0% $138	+5% $203	+10% $268
Rate	-1.0pp $205	-0.5pp $172	base $138	+0.5pp $103	+1.0pp $67

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	0.10mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	0.10mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	0.12mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	0.27mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.30mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.33mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	0.37mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	0.39mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	0.45mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	45d	1	0.46mi
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	3d	1	0.49mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	45d	1	0.71mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	45d	1	0.75mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	3d	5	0.94mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	4d	1	0.94mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	4d	1	0.96mi
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	3d	1	1.14mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	45d	1	1.29mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	3d	1	1.36mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	15d	1	1.40mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	3d	1	1.43mi

Listing history 1 events

1. 2026-05-14
   listed $134,900 Active 859-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: $4,791 · $399/mo
• Projected year-2 tax: $4,791 · $399/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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,753
• − Mortgage interest: −$7,556
• − Property taxes: −$4,791
• − Insurance: −$674
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,924
• Taxable loss: −$354
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $1,735/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

• 2026-05-20 Pending — UNYREIS
• 2026-05-14 Listed $134,900 UNYREIS

Property tax history

+1.9%/yr

Latest (2025): $4,791 · -34.0% YoY. Source: county tax records.