111 Sheraton Dr · Rochester, NY 14616

$114,900

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 12 Days on market

Built 1982 4,800 sqft lot Est $161k · 29% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• 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

This charming 3 bed/ 1 bath converted cape in Greece is move in ready. You will love the vaulted ceilings in the master, and the architectural details on the 2nd floor. Light and spacious feel. This property offers main floor laundry and so much more! Close to schools, shopping and entertainment. Dryer and refrigerator are currently not functioning/ sold as is

Key facts

• Exposed wood beams
• Vaulted ceiling
• Large picture window

Tags

• FIRST FLOOR LIVING POTENTIAL
• LARGE PICTURE WINDOW
• WIDE-OPEN LAYOUT
• VAULTED CEILING
• EXPOSED WOOD BEAMS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $794 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $89k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $114,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $161,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Sheraton Dr	0.00mi	3/1.0 (+1)	880 (0%)	1mo	$157,000	$178	94
136 Castleford Rd	0.08mi	2/1.0	868 (-1%)	7mo	$150,000	$173	88
39 Castleford Rd	0.09mi	2/1.0	864 (-2%)	10mo	$133,000	$154	84
343 Stonewood Ave	0.42mi	2/1.0	880 (0%)	4mo	$164,500	$187	78
271 Sheppler St	0.30mi	2/1.0	836 (-5%)	4mo	$85,000	$102	74
42 Worcester Rd	0.26mi	2/1.0	924 (+5%)	11mo	$175,000	$189	71
327 Estall Rd	0.52mi	3/1.0 (+1)	864 (-2%)	3mo	$170,000	$197	65
155 Burley Rd	0.65mi	3/1.0 (+1)	906 (+3%)	1mo	$220,000	$243	59
63 Chesterfield Dr	0.73mi	2/1.0	900 (+2%)	6mo	$165,000	$183	57
140 Stone Rd	0.30mi	3/1.0 (+1)	978 (+11%)	7mo	$180,000	$184	57
128 Wendhurst Dr	0.32mi	3/1.5 (+1)	977 (+11%)	5mo	$150,000	$154	56
3303 Dewey Ave	0.66mi	2/1.5	1,011 (+15%)	1mo	$165,000	$163	41

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,293
• Equity at exit: $17,132

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $28,984
• Equity at exit: $9,934

Cash invested: $32,172 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 111
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $328

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 72%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Stonewood Ave Rochester, NY	1.0–2.0	1.0	675	$1,325	$1.96	12d	12	0.49mi
172 Stonewood Ave Unit 3 Greece, NY	1.0	1.0	650	$1,200	$1.85	3d	1	0.50mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	0.54mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	0.64mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.73mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	14d	1	0.80mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.80mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.97mi
146 Woodhill Dr Unit 6 Rochester, NY	1.0	1.0	680	$1,225	$1.80	23d	1	1.00mi
146 Woodhill Dr Unit 146-06 Woodhill Rochester, NY	1.0	1.0	680	$1,225	$1.80	19d	1	1.00mi
146 Woodhill Dr Rochester, NY	1.0	1.0	680	$1,225	$1.80	10d	1	1.00mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	21d	1	1.01mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	1.01mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	1.08mi
3704 Lake Ave Rochester, NY	1.0	1.0	750	$1,200	$1.60	23d	1	1.10mi
41 Whitehouse Dr Greece, NY	1.0	1.0	625	$1,622	$2.60	3d	7	1.20mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	1.22mi
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	3d	1	1.24mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.25mi
221 Susan Ln Rochester, NY	1.0	1.0	615	$1,035	$1.68	44d	1	1.39mi
38 Valley St Apt 4 Rochester, NY	1.0	1.0	700	$995	$1.42	3d	1	1.40mi

Listing history 18 events

1. 2026-03-10
   status Pending
2. 2026-03-07
   historical Active Under Contract
3. 2026-02-26
   listed $114,900 Active
4. 2021-01-14
   soldstatus $89,000
5. 2021-01-13
   soldstatus $89,000 Closed Sale or Rented 364-char remark

   Show marketing remark (364 chars)

   This charming 3 bed/ 1 bath converted cape in Greece is move in ready. You will love the vaulted ceilings in the master, and the architectural details on the 2nd floor. Light and spacious feel. This property offers main floor laundry and so much more! Close to schools, shopping and entertainment. Dryer and refrigerator are currently not functioning/ sold as is

6. 2020-12-04
   status Pending Sale 364-char remark

   Show marketing remark (364 chars)

   This charming 3 bed/ 1 bath converted cape in Greece is move in ready. You will love the vaulted ceilings in the master, and the architectural details on the 2nd floor. Light and spacious feel. This property offers main floor laundry and so much more! Close to schools, shopping and entertainment. Dryer and refrigerator are currently not functioning/ sold as is

7. 2020-11-24
   historical Continue to Show- Under Contract 364-char remark

   Show marketing remark (364 chars)

   This charming 3 bed/ 1 bath converted cape in Greece is move in ready. You will love the vaulted ceilings in the master, and the architectural details on the 2nd floor. Light and spacious feel. This property offers main floor laundry and so much more! Close to schools, shopping and entertainment. Dryer and refrigerator are currently not functioning/ sold as is

8. 2020-11-10
   listed $94,900 Active 364-char remark

   Show marketing remark (364 chars)

   This charming 3 bed/ 1 bath converted cape in Greece is move in ready. You will love the vaulted ceilings in the master, and the architectural details on the 2nd floor. Light and spacious feel. This property offers main floor laundry and so much more! Close to schools, shopping and entertainment. Dryer and refrigerator are currently not functioning/ sold as is

9. 2020-10-29
   historical
10. 2020-09-11
    listed $94,900 Active
11. 2017-02-21
    soldstatus $70,000
12. 2017-02-15
    soldstatus $70,000 Closed Sale or Rented
13. 2017-01-13
    status Pending Sale
14. 2016-12-03
    listed $69,900 Active
15. 2013-01-31
    soldstatus $64,900
16. 2013-01-27
    soldstatus $64,900
17. 2012-10-29
    listed $64,900
18. 2004-06-16
    soldstatus $70,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $17,044
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,343
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $3,398/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

+64.1% since first listed

18 events — show timeline

• 2026-03-10 Pending — UNYREIS
• 2026-03-07 Contingent — UNYREIS
• 2026-02-26 Listed $114,900 UNYREIS
• 2021-01-14 Sold (Public Records) $89,000 Public Records
• 2021-01-13 Sold (MLS) $89,000 UNYREIS
• 2020-12-04 Pending — UNYREIS
• 2020-11-24 Contingent — UNYREIS
• 2020-11-10 Listed $94,900 UNYREIS
• 2020-10-29 Listing Removed — UNYREIS
• 2020-09-11 Listed $94,900 UNYREIS
• 2017-02-21 Sold (Public Records) $70,000 Public Records
• 2017-02-15 Sold (MLS) $70,000 UNYREIS
• 2017-01-13 Pending — UNYREIS
• 2016-12-03 Listed $69,900 UNYREIS
• 2013-01-31 Sold (Public Records) $64,900 Public Records
• 2013-01-27 Sold (MLS) $64,900 UNYREIS
• 2012-10-29 Listed $64,900 UNYREIS
• 2004-06-16 Sold (Public Records) $70,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $6,102 · +0.3% YoY. Source: county tax records.