476 Windsor Rd · Rochester, NY 14612

$164,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 9 Days on market

Built 1974 0.31 ac lot Est $247k · 33% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +5.5/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * COMPLETELY REMODELED * * * & * * * CONVENIENT ONE LEVEL LIVING * * * ——> NOTHING TO DO BUT MOVE RIGHT IN! CENTRALLY LOCATED - MINUTES TO SHOPPING, RESTAURANTS, ONTARIO BEACH PARK & LAKE SHORE COUNTRY CLUB. This UPDATED and AFFORDABLE (less expensive than renting!) RANCH went * * * EXTENSIVE RENOVATIONS * * * in 2024 and is WAITING FOR YOU TO MAKE IT HOME! WELCOMING FRONT PORCH (perfect for entertaining / relaxing), SPACIOUS LIVING AREA with UPDATED VINYL FLOORING, INVITING and LIGHT FILLED EAT-IN KITCHEN with SS APPLIANCES, TILE BACKSPLASH & SLIDER ACCESS to your FULLY FENCED BACKYARD OASIS with GORGEOUS HARDSCAPING. FIRST FLOOR LAUNDR

Key facts

• Completely remodeled
• Spacious living area
• Centrally located

Tags

• COMPLETELY REMODELED
• ONE LEVEL LIVING
• CENTRALLY LOCATED
• EXTENSIVE RENOVATIONS
• WELCOMING FRONT PORCH
• SPACIOUS LIVING AREA

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Resale property; Asphalt roof
• Construction: Composite siding; Spray foam insulation; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Fully fenced yard; Patio

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Ductless cooling; Ductless electric heating; Circuit breakers
• Interior features: Eat-in kitchen; Separate/formal living room; Sliding glass doors; Solid surface counters; Main-level primary bedroom
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-31 ($-369/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $159k (3.3% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Rents rising fast (+5.4%/yr); 130 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $159,462 (3.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $247,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Alpine Rd	0.36mi	3/1.0	1,132 (-6%)	0mo	$155,500	$137	73
259 Windsor Rd	0.31mi	3/2.5	1,124 (-6%)	3mo	$245,000	$218	66
461 Pebbleview Dr	0.59mi	3/1.5	1,232 (+3%)	6mo	$210,000	$170	61
97 Morrow Dr	0.60mi	2/1.0 (-1)	1,234 (+3%)	4mo	$217,000	$176	58
139 Camille Dr	0.47mi	3/1.0	1,055 (-12%)	1mo	$302,000	$286	57
122 Clearview Rd	0.74mi	3/1.0	1,257 (+5%)	2mo	$151,000	$120	56
80 Ripplewood Dr	0.64mi	3/1.5	1,308 (+9%)	2mo	$269,000	$206	51
126 Marwood Rd	0.53mi	4/2.0 (+1)	1,299 (+8%)	2mo	$270,000	$208	51
48 Skycrest Dr	0.71mi	3/1.5	1,288 (+7%)	2mo	$265,000	$206	50
158 Stutson St	0.73mi	2/2.0 (-1)	1,169 (-3%)	5mo	$185,000	$158	48
143 Sandalwood Dr	0.54mi	2/1.0 (-1)	1,040 (-13%)	2mo	$190,000	$183	46
31 Morrow Dr	0.69mi	3/1.5	1,070 (-11%)	3mo	$235,000	$220	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.47×
• Total profit: $-24,286
• Equity at exit: $24,587

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-4,781
• Equity at exit: $14,258

Cash invested: $46,172 (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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 130
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$865
• Tax from tax record: −$461 /mo · $5,531/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-31

Break-even live

Break-even rent $1,765

Max offer price $159,462

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $16	+0% $-31	+5% $-77	+10% $-124
Rent	-10% $-167	-5% $-99	+0% $-31	+5% $37	+10% $106
Rate	-1.0pp $52	-0.5pp $11	base $-31	+0.5pp $-74	+1.0pp $-117

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	4d	1	0.52mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	4d	1	0.54mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	4d	1	0.63mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	4d	1	0.64mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	4d	1	0.67mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	4d	5	0.75mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	4d	2	0.91mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	23d	1	0.91mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	5d	1	0.99mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	45d	1	1.01mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	25d	1	1.04mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	45d	1	1.05mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	4d	2	1.09mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	4d	1	1.17mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	16d	1	1.19mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	46d	1	1.30mi
4672 Dewey Ave Greece, NY	2.0	1.0	640	$1,555	$2.43	45d	18	1.33mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	4d	3	1.37mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	16d	1	1.40mi
1495 Beach Ave Rochester, NY	4.0	1.5	1494	$2,800	$1.87	45d	1	1.44mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	45d	1	1.46mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $164,900 Pending 9 DOM
2. 2026-06-03
   days on market $164,900 Active 7 DOM
3. 2026-06-03
   days on market $164,900 Active 6 DOM
4. 2026-06-01
   days on market $164,900 Active 5 DOM
5. 2026-05-31
   days on market $164,900 Active 4 DOM
6. 2026-05-27
   listed $164,900 Active

ⓘ 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: $5,531 · $461/mo
• Projected year-2 tax: $5,531 · $461/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,713
• − Mortgage interest: −$9,237
• − Property taxes: −$5,531
• − Insurance: −$824
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,797
• Taxable loss: −$2,991
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $348/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): 35,152
• Household income: $82,800
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1063.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -124.89%
• Current HPI: 254.157
• Rent YoY: ▲ 5.37%
• 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

• 2026-05-27 Listed $164,900 UNYREIS

Property tax history

+4.3%/yr

Latest (2025): $5,531 · +0.6% YoY. Source: county tax records.