71 Standish Rd · Greece, NY 14626

$149,900

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 7 Days on market

Built 1949 8,450 sqft lot $120/sqft · 26% below area Est $203k · 26% 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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +5.6/10.0
• 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

This lovely cape features 3 bedrooms and 2 full baths, first floor living space has 1-bedroom, full bath, great room, kitchen and laundry. Upstairs boast 2 bedrooms, one with a walk-in closet. Newly remodeled full bath with jacuzzi tub. Have some piece of mind with newer roof (2020), furnace (2020), a/c (2020) on demand hot water. Close to shopping, expressways and dining. All in Greece Central School District. A MUST SEE! Delayed negotiations 5/4/2026 at 12pm.

Key facts

• Walk-in closet
• Newer roof
• Great room

Tags

• FIRST FLOOR LIVING SPACE
• GREAT ROOM
• WALK-IN CLOSET
• NEWLY REMODELED FULL BATH
• JACUZZI TUB
• NEWER ROOF

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water connection; Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story residence; Resale property
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation; Existing (built previously)
• Exterior features: Blacktop driveway; Fully fenced yard; Full fencing; City street frontage; Rectangular residential lot (approx. 0.194 acres, 65 x 130)

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Bedroom on main level; Crawl space basement
• Laundry & utility: Main-level laundry; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.3% 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; 1 comparable units currently listed for rent nearby; 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $71k; list at $150k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1949 — 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 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?
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: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 6.8

CMA / ARV

• ARV (median comp): $202,921
• List price: $149,900
• Delta: -26.13%
• 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
21 Alden Rd	0.18mi	3/1.0	1,320 (+5%)	4mo	$115,000	$87	79
274 Newton Rd	0.35mi	3/1.0	1,243 (-1%)	4mo	$162,000	$130	79
13 Alden Rd	0.18mi	3/1.0	1,152 (-8%)	1mo	$195,500	$170	77
128 Ridgecrest Rd	0.11mi	4/1.0 (+1)	1,152 (-8%)	4mo	$176,000	$153	72
73 Alcott Rd	0.06mi	3/1.5	1,404 (+12%)	4mo	$115,000	$82	72
211 Cabot Rd	0.24mi	2/1.0 (-1)	1,341 (+7%)	1mo	$237,800	$177	72
232 Fielding Rd	0.42mi	4/1.0 (+1)	1,224 (-2%)	1mo	$227,007	$185	71
460 Alfonso Dr	0.47mi	3/1.5	1,264 (+1%)	5mo	$220,000	$174	70
89 Haddon Rd	0.42mi	3/1.0	1,147 (-8%)	0mo	$240,000	$209	66
99 Chesterton Rd	0.37mi	3/1.0	1,105 (-12%)	4mo	$222,000	$201	60
142 Frandee Ln	0.56mi	3/2.0	1,180 (-6%)	3mo	$260,000	$220	58
347 Fetzner Rd	0.49mi	3/1.5	1,429 (+14%)	2mo	$205,000	$143	50

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-17,082
• Equity at exit: $22,351

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-7,571
• Equity at exit: $12,961

Cash invested: $41,972 (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 14626

• Home prices YoY: -31.4%
• Rents YoY: 2.5%
• Active inventory: 126
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$476 /mo · $5,712/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $124

Break-even live

Break-even rent $1,677

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $209	-5% $167	+0% $124	+5% $82	+10% $40
Rent	-10% $-21	-5% $52	+0% $124	+5% $197	+10% $269
Rate	-1.0pp $200	-0.5pp $163	base $124	+0.5pp $86	+1.0pp $46

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.48mi

Listing history 4 events

1. 2026-05-05
   status Pending 466-char remark
2. 2026-04-28
   listed $149,900 Active 466-char remark
3. 2015-10-22
   soldstatus $71,000
4. 1998-12-15
   soldstatus $57,900

ⓘ 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: $5,712 · $476/mo
• Projected year-2 tax: $5,712 · $476/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 3/10 Moderate 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: $22,008
• − Mortgage interest: −$8,397
• − Property taxes: −$5,712
• − Insurance: −$750
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$4,361
• Taxable loss: −$731
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,668/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

+158.9% since first listed

4 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-28 Listed $149,900 UNYREIS
• 2015-10-22 Sold (Public Records) $71,000 Public Records
• 1998-12-15 Sold (Public Records) $57,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $5,712 · +3.3% YoY. Source: county tax records.