226 Lowden Point Rd · Rochester, NY 14612

$199,900

3 bd · 1.5 ba · 1,314 sqft · SingleFamily public records · 8 Days on market

Built 1972 8,226 sqft lot Est $373k · 46% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• Schools +5.3/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 226 Lowden Point Road, a beloved Greece home, proudly owned for 26 years and ready for its next chapter. Tucked into a quiet, established neighborhood on the peninsula between Long Pond and Cranberry Pond, this Hilton Central School District home offers nearby access to both ponds and a short walk down to Lake Ontario. Launch a kayak, drop a line in for the morning bite, or take an evening walk to the lake, it's all right outside your door. Inside, you'll find three comfortable bedrooms and an updated kitchen featuring granite countertops, the heart of the home and a space made for everything from quick weekday breakfasts to holiday gatherings. Beautiful natural hardwood floors a

Key facts

• Updated kitchen
• Granite countertops
• 8,226 sq ft lot

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• NEARBY ACCESS TO PONDS
• SHORT WALK TO LAKE ONTARIO
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NATURAL HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage; Driveway parking; One garage space
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property; Wood siding exterior
• Construction: Built previously (existing); Block foundation
• Exterior features: Blacktop driveway; Corner lot, rectangular dimensions (54 x 149); Shed and storage structure; See remarks

Interior

• Kitchen: Electric cooktop; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Laminate; Luxury vinyl; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Gas forced-air heating; Programmable thermostat
• Interior features: Separate/formal dining room; Separate/formal living room; Living/dining room combination; Bedroom on main level; Programmable thermostat; Full, partially finished basement; One fireplace
• Laundry & utility: Washer and dryer included; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

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.
• Hilton Central School District (suburban): math 53% / reading 67% proficiency, ranked #219 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 129 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).
• This rent runs 33% of the median local income ($83k/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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $200k implies a 178% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1972 — 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 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?
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: 1.14% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $373,176
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 North Dr	0.16mi	3/1.0	1,378 (+5%)	6mo	$190,000	$138	78
2644 Edgemere Dr	0.31mi	2/1.5 (-1)	1,356 (+3%)	1mo	$385,000	$284	75
167 Grandview Ln	0.26mi	3/1.0	1,382 (+5%)	7mo	$190,000	$137	72
2700 Edgemere Dr	0.30mi	3/1.0	1,203 (-8%)	19mo	$369,900	$307	54
3065 Edgemere Dr	0.58mi	2/1.0 (-1)	1,152 (-12%)	9mo	$278,000	$241	38
3107 Edgemere Dr	0.63mi	3/2.5	1,506 (+15%)	20mo	$470,000	$312	26

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-8,225
• Equity at exit: $29,806

10-year hold

• IRR: 8.6%
• Equity multiple: 1.73×
• Total profit: $41,103
• 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 14612

• Home prices YoY: -33.0%
• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$381 /mo · $4,578/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $290

Break-even live

Break-even rent $1,915

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $403	-5% $347	+0% $290	+5% $234	+10% $177
Rent	-10% $110	-5% $200	+0% $290	+5% $380	+10% $470
Rate	-1.0pp $391	-0.5pp $341	base $290	+0.5pp $238	+1.0pp $186

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2898 Edgemere Dr Rochester, NY	3.0	2.0	1440	$3,600	$2.50	4d	1	0.37mi
3055 Edgemere Dr Rochester, NY	2.0	1.0	1255	$1,900	$1.51	45d	1	0.54mi

Listing history 2 events

1. 2026-05-20
   listed $199,900 Active
2. 2000-06-26
   soldstatus $72,000

ⓘ 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: $4,578 · $381/mo
• Projected year-2 tax: $4,578 · $381/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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,391
• − Mortgage interest: −$11,198
• − Property taxes: −$4,578
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$5,815
• Taxable income: $418
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $3,381/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: Hilton Central School District
• NCES district ID: 3614460
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $68,270
• Composite: 52.77/100
• National rank: #1544
• State rank: #219 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

+177.6% since first listed

2 events — show timeline

• 2026-05-20 Listed $199,900 UNYREIS
• 2000-06-26 Sold (Public Records) $72,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,578 · +15.6% YoY. Source: county tax records.