247 Ridgecrest Rd · Greece, NY 14626

$169,900

3 bd · 1.0 ba · 1,347 sqft · SingleFamily public records · 10 Days on market

Built 1943 6,761 sqft lot Est $234k · 28% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• 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 MLS

Completely remodeled from top to bottom Cape Cod. Step inside where you are greeted by new hardwood floors in the large living room. Off the living room the brand new eat in kitchen will make all your cooking a breeze with wonderful white cabinets, granite counters, & a spacious dining area. More hardwood floors carry you down the hall to 2 1st floor bedrooms and a stunning bath with tile shower. Upstairs you will find a 3rd bedroom with brand new carpeting & a walk in closet. Outside you will love spending all summer long in the beautiful fully fenced backyard. Plus, a new shed for all your outdoor storage needs. New tear off roof, new windows, new doors inside and out, new 200 amp electric service, new lighting throughout, new glass block windows in the basement & fresh paint. There is nothing left to do but move in! Come fall in love today! Delayed negotiations until 4/18 at 12pm.

Key facts

• Remodeled kitchen
• Full basement
• First-floor bedrooms

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• FUNCTIONAL EAT-IN LAYOUT
• REMODELED FULL BATHROOM
• FIRST-FLOOR BEDROOMS
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $234,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Cabot Rd	0.14mi	2/1.0 (-1)	1,341 (-0%)	1mo	$237,800	$177	87
21 Alden Rd	0.32mi	3/1.0	1,320 (-2%)	4mo	$115,000	$87	78
73 Alcott Rd	0.25mi	3/1.5	1,404 (+4%)	4mo	$115,000	$82	76
274 Newton Rd	0.20mi	3/1.0	1,243 (-8%)	4mo	$162,000	$130	75
347 Fetzner Rd	0.33mi	3/1.5	1,429 (+6%)	2mo	$205,000	$143	71
232 Fielding Rd	0.18mi	4/1.0 (+1)	1,224 (-9%)	1mo	$227,007	$185	71
460 Alfonso Dr	0.33mi	3/1.5	1,264 (-6%)	5mo	$220,000	$174	68
89 Haddon Rd	0.22mi	3/1.0	1,147 (-15%)	0mo	$240,000	$209	64
212 Creekwood Dr	0.74mi	3/1.0	1,340 (-0%)	1mo	$344,444	$257	64
13 Alden Rd	0.32mi	3/1.0	1,152 (-14%)	1mo	$195,500	$170	60
128 Ridgecrest Rd	0.17mi	4/1.0 (+1)	1,152 (-14%)	4mo	$176,000	$153	59
142 Frandee Ln	0.47mi	3/2.0	1,180 (-12%)	3mo	$260,000	$220	51

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,468
• Equity at exit: $25,333

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $18,899
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,923 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $345

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 77%

Sensitivity live

Price	-10% $463	-5% $404	+0% $345	+5% $287	+10% $228
Rent	-10% $193	-5% $269	+0% $345	+5% $421	+10% $497
Rate	-1.0pp $431	-0.5pp $389	base $345	+0.5pp $301	+1.0pp $257

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	3d	7	0.46mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	44d	1	1.45mi
102 Goethals Dr Rochester, NY	2.0	2.0	1360	$2,400	$1.76	15d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $169,900 Active 10 DOM
2. 2026-06-17
   days on market $169,900 Active 9 DOM
3. 2026-06-16
   days on market $169,900 Active 8 DOM
4. 2026-06-15
   days on market $169,900 Active 7 DOM
5. 2026-06-13
   days on market $169,900 Active 5 DOM
6. 2026-06-13
   days on market $169,900 Active 4 DOM
7. 2026-06-10
   days on market $169,900 Active 2 DOM
8. 2026-06-09
   pricestatusdays on marketlisting id $169,900 Active 1 DOM
9. 2026-03-02
   status Pending
10. 2026-02-10
    listed $194,900 Active
11. 2023-06-12
    soldstatus $180,000
12. 2023-06-09
    soldstatus $180,000 Closed Sale or Rented 913-char remark

    Show marketing remark (913 chars)

    Completely remodeled from top to bottom Cape Cod. Step inside where you are greeted by new hardwood floors in the large living room. Off the living room the brand new eat in kitchen will make all your cooking a breeze with wonderful white cabinets, granite counters, & a spacious dining area. More hardwood floors carry you down the hall to 2 1st floor bedrooms and a stunning bath with tile shower. Upstairs you will find a 3rd bedroom with brand new carpeting & a walk in closet. Outside you will love spending all summer long in the beautiful fully fenced backyard. Plus, a new shed for all your outdoor storage needs. New tear off roof, new windows, new doors inside and out, new 200 amp electric service, new lighting throughout, new glass block windows in the basement & fresh paint. There is nothing left to do but move in! Come fall in love today! Delayed negotiations until 4/18 at 12pm.

13. 2023-04-20
    status Under Contract- Do Not Show 913-char remark

    Show marketing remark (913 chars)

    Completely remodeled from top to bottom Cape Cod. Step inside where you are greeted by new hardwood floors in the large living room. Off the living room the brand new eat in kitchen will make all your cooking a breeze with wonderful white cabinets, granite counters, & a spacious dining area. More hardwood floors carry you down the hall to 2 1st floor bedrooms and a stunning bath with tile shower. Upstairs you will find a 3rd bedroom with brand new carpeting & a walk in closet. Outside you will love spending all summer long in the beautiful fully fenced backyard. Plus, a new shed for all your outdoor storage needs. New tear off roof, new windows, new doors inside and out, new 200 amp electric service, new lighting throughout, new glass block windows in the basement & fresh paint. There is nothing left to do but move in! Come fall in love today! Delayed negotiations until 4/18 at 12pm.

14. 2023-04-12
    listed $159,900 Active 913-char remark

    Show marketing remark (913 chars)

    Completely remodeled from top to bottom Cape Cod. Step inside where you are greeted by new hardwood floors in the large living room. Off the living room the brand new eat in kitchen will make all your cooking a breeze with wonderful white cabinets, granite counters, & a spacious dining area. More hardwood floors carry you down the hall to 2 1st floor bedrooms and a stunning bath with tile shower. Upstairs you will find a 3rd bedroom with brand new carpeting & a walk in closet. Outside you will love spending all summer long in the beautiful fully fenced backyard. Plus, a new shed for all your outdoor storage needs. New tear off roof, new windows, new doors inside and out, new 200 amp electric service, new lighting throughout, new glass block windows in the basement & fresh paint. There is nothing left to do but move in! Come fall in love today! Delayed negotiations until 4/18 at 12pm.

15. 2018-08-16
    soldstatus $49,000
16. 2013-04-19
    listed $76,900
17. 2005-01-21
    soldstatus $73,900
18. 1998-04-24
    soldstatus $46,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,081
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$4,943
• Taxable income: $1,531
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $3,777/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

+319.1% since first listed

10 events — show timeline

• 2026-03-02 Pending — UNYREIS
• 2026-02-10 Listed $194,900 UNYREIS
• 2023-06-12 Sold (Public Records) $180,000 Public Records
• 2023-06-09 Sold (MLS) $180,000 UNYREIS
• 2023-04-20 Pending — UNYREIS
• 2023-04-12 Listed $159,900 UNYREIS
• 2018-08-16 Sold (Public Records) $49,000 Public Records
• 2013-04-19 Listed $76,900 UNYREIS
• 2005-01-21 Sold (Public Records) $73,900 Public Records
• 1998-04-24 Sold (Public Records) $46,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $9,108 · +0.3% YoY. Source: county tax records.