43 Sandalwood Dr · Rochester, NY 14616

$199,900

4 bd · 2.5 ba · 1,432 sqft · SingleFamily public records · 7 Days on market

Built 1956 9,800 sqft lot Est $262k · 24% 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 +12.9/30.0
• 1% rule +5.2/10.0
• DSCR +3.9/10.0
• 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 MLS

Cute and cozy cape cod in the heart of Greece. 4 bedrooms and 2 full baths and a versatile layout awaits. Beautiful landscaping and curb appeal with a double wide driveway welcome you. Inside, gleaming hardwood floors cover the spacious living room in the front of the house and the entire 1st floor. The living room opens to the formal dining area and kitchen. The galley kitchen, with stainless appliances and plenty of cabinet and counter space, also has an eat in area. This is the perfect 1st floor living situation w 2 bedrooms and a full bathroom downstairs. Upstairs there are 2 more bedrooms and a 2nd full bathroom. Plenty of closet space in all of the bedrooms. There is a breezeway room in between the garage and kitchen that is perfect to enjoy during the warmer weather. Off of the breezeway in the back there is a large deck to enjoy the Summer on! Huge, fully fenced back yard with endless landscaping possibilities. Long time owners have taken care of this home over the years and have recently added insulation, had the ducts cleaned, and installed a new furnace in 2022. Central air! Don't miss out on this one! Delayed showings 5.20 9am & delayed negotiations Wed 5.25 at 1pm.

Key facts

• 9,800 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-14 ($-171/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.3% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.3% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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: 111 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($66k/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 $6k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,389 (1.3% 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 1956 — 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: 1.02% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $262,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Sandalwood Dr	0.00mi	4/2.0	1,432 (0%)	1mo	$253,000	$177	97
95 Ripplewood Dr	0.31mi	4/2.0	1,400 (-2%)	2mo	$290,000	$207	78
966 Latta Rd	0.42mi	3/1.5 (-1)	1,440 (+1%)	5mo	$260,000	$181	66
48 Skycrest Dr	0.19mi	3/1.5 (-1)	1,288 (-10%)	2mo	$265,000	$206	64
126 Marwood Rd	0.40mi	4/2.0	1,299 (-9%)	2mo	$270,000	$208	62
416 Lake Meadow Dr	0.52mi	4/1.5	1,480 (+3%)	7mo	$237,000	$160	60
791 Rumson Rd	0.58mi	3/1.5 (-1)	1,414 (-1%)	3mo	$230,000	$163	59
80 Ripplewood Dr	0.35mi	3/1.5 (-1)	1,308 (-9%)	2mo	$269,000	$206	58
36 Jeanmoor Rd	0.57mi	4/1.5	1,575 (+10%)	0mo	$232,165	$147	52
18 Glenbrook Rd	0.74mi	3/2.5 (-1)	1,472 (+3%)	7mo	$270,000	$183	50
60 Hilltop Rd	0.71mi	3/2.0 (-1)	1,296 (-10%)	2mo	$281,000	$217	43
122 Clearview Rd	0.72mi	3/1.0 (-1)	1,257 (-12%)	2mo	$151,000	$120	33

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-33,119
• Equity at exit: $29,806

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-29,281
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$490 /mo · $5,881/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-14

Break-even live

Break-even rent $2,053

Max offer price $197,389

Occupancy floor 96%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	3d	1	0.48mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	2d	1	0.61mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.64mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	43d	1	0.74mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	43d	1	0.87mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	0.93mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	1.03mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	3d	1	1.07mi
4302 Lake Ave Unit 1 Rochester, NY	3.0	1.5	1600	$3,000	$1.88	43d	1	1.32mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $199,900 Active
3. 2022-07-29
   soldstatus $170,000 Closed Sale or Rented 1202-char remark

   Show marketing remark (1202 chars)

   Cute and cozy cape cod in the heart of Greece. 4 bedrooms and 2 full baths and a versatile layout awaits. Beautiful landscaping and curb appeal with a double wide driveway welcome you. Inside, gleaming hardwood floors cover the spacious living room in the front of the house and the entire 1st floor. The living room opens to the formal dining area and kitchen. The galley kitchen, with stainless appliances and plenty of cabinet and counter space, also has an eat in area. This is the perfect 1st floor living situation w 2 bedrooms and a full bathroom downstairs. Upstairs there are 2 more bedrooms and a 2nd full bathroom. Plenty of closet space in all of the bedrooms. There is a breezeway room in between the garage and kitchen that is perfect to enjoy during the warmer weather. Off of the breezeway in the back there is a large deck to enjoy the Summer on! Huge, fully fenced back yard with endless landscaping possibilities. Long time owners have taken care of this home over the years and have recently added insulation, had the ducts cleaned, and installed a new furnace in 2022. Central air! Don't miss out on this one! Delayed showings 5.20 9am & delayed negotiations Wed 5.25 at 1pm.

4. 2022-07-25
   soldstatus $170,000
5. 2022-05-27
   status Under Contract- Do Not Show 1202-char remark

   Show marketing remark (1202 chars)

   Cute and cozy cape cod in the heart of Greece. 4 bedrooms and 2 full baths and a versatile layout awaits. Beautiful landscaping and curb appeal with a double wide driveway welcome you. Inside, gleaming hardwood floors cover the spacious living room in the front of the house and the entire 1st floor. The living room opens to the formal dining area and kitchen. The galley kitchen, with stainless appliances and plenty of cabinet and counter space, also has an eat in area. This is the perfect 1st floor living situation w 2 bedrooms and a full bathroom downstairs. Upstairs there are 2 more bedrooms and a 2nd full bathroom. Plenty of closet space in all of the bedrooms. There is a breezeway room in between the garage and kitchen that is perfect to enjoy during the warmer weather. Off of the breezeway in the back there is a large deck to enjoy the Summer on! Huge, fully fenced back yard with endless landscaping possibilities. Long time owners have taken care of this home over the years and have recently added insulation, had the ducts cleaned, and installed a new furnace in 2022. Central air! Don't miss out on this one! Delayed showings 5.20 9am & delayed negotiations Wed 5.25 at 1pm.

6. 2022-05-19
   listed $139,900 Active 1202-char remark

   Show marketing remark (1202 chars)

   Cute and cozy cape cod in the heart of Greece. 4 bedrooms and 2 full baths and a versatile layout awaits. Beautiful landscaping and curb appeal with a double wide driveway welcome you. Inside, gleaming hardwood floors cover the spacious living room in the front of the house and the entire 1st floor. The living room opens to the formal dining area and kitchen. The galley kitchen, with stainless appliances and plenty of cabinet and counter space, also has an eat in area. This is the perfect 1st floor living situation w 2 bedrooms and a full bathroom downstairs. Upstairs there are 2 more bedrooms and a 2nd full bathroom. Plenty of closet space in all of the bedrooms. There is a breezeway room in between the garage and kitchen that is perfect to enjoy during the warmer weather. Off of the breezeway in the back there is a large deck to enjoy the Summer on! Huge, fully fenced back yard with endless landscaping possibilities. Long time owners have taken care of this home over the years and have recently added insulation, had the ducts cleaned, and installed a new furnace in 2022. Central air! Don't miss out on this one! Delayed showings 5.20 9am & delayed negotiations Wed 5.25 at 1pm.

7. 2009-12-30
   soldstatus $104,900
8. 2004-08-25
   soldstatus $96,000

ⓘ 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: $5,881 · $490/mo
• Projected year-2 tax: $5,881 · $490/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,418
• − Mortgage interest: −$11,198
• − Property taxes: −$5,881
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$5,815
• Taxable loss: −$3,383
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $641/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

+108.2% since first listed

8 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-15 Listed $199,900 UNYREIS
• 2022-07-29 Sold (MLS) $170,000 UNYREIS
• 2022-07-25 Sold (Public Records) $170,000 Public Records
• 2022-05-27 Pending — UNYREIS
• 2022-05-19 Listed $139,900 UNYREIS
• 2009-12-30 Sold (Public Records) $104,900 Public Records
• 2004-08-25 Sold (Public Records) $96,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $5,881 · +0.6% YoY. Source: county tax records.