89 Alpine Rd · Rochester, NY 14612

$99,900

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 8 Days on market

Built 1953 9,000 sqft lot Est $196k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

POTENTIAL, POTENTIAL, POTENTIAL! This 3-bedroom Cape Cod in Greece is packed with opportunity. Ideal for owner-occupants, flippers, or investors looking to generate rental income. Situated in an established neighborhood, this home offers solid bones, a great location, an attached 1.5-car garage, and a lovely private backyard—bring your vision and make it shine. Delayed negotiations are on file. Offers will be reviewed on Tuesday, 4/21/26—a rare opportunity to unlock the full potential of this home. Property is being sold in as-is condition, including all contents remaining at the time of closing.

Key facts

• Private backyard
• 9,000 sq ft lot
• Garage

Tags

• ESTABLISHED NEIGHBORHOOD
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.4% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+5.4%/yr); 129 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $691 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 + 5.4% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1953 — 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 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?
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: 1.68% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.17%
• DSCR: 1.81
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $195,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Alpine Rd	0.00mi	3/1.0	1,132 (0%)	0mo	$155,500	$137	100
259 Windsor Rd	0.24mi	3/2.5	1,124 (-1%)	3mo	$245,000	$218	79
51 Saint Johns Park	0.54mi	2/1.0 (-1)	1,160 (+2%)	4mo	$125,000	$108	62
158 Stutson St	0.52mi	2/2.0 (-1)	1,169 (+3%)	5mo	$185,000	$158	57
31 Morrow Dr	0.66mi	3/1.5	1,070 (-6%)	3mo	$235,000	$220	56
26 Hannahs Ter	0.41mi	2/1.0 (-1)	1,014 (-10%)	3mo	$137,000	$135	56
497 Hampton Blvd	0.31mi	3/1.0	1,296 (+14%)	7mo	$224,000	$173	55
122 Clearview Rd	0.53mi	3/1.0	1,257 (+11%)	2mo	$151,000	$120	55
97 Morrow Dr	0.61mi	2/1.0 (-1)	1,234 (+9%)	4mo	$217,000	$176	48
20 Afton St	0.63mi	3/1.0	1,255 (+11%)	7mo	$53,000	$42	47
136 Ripplewood Dr	0.62mi	3/1.0	972 (-14%)	4mo	$205,136	$211	44
126 Marwood Rd	0.51mi	4/2.0 (+1)	1,299 (+15%)	2mo	$270,000	$208	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.54×
• Total profit: $15,045
• Equity at exit: $14,895

10-year hold

• IRR: 24.0%
• Equity multiple: 3.36×
• Total profit: $66,152
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$524
• Tax from tax record: −$340 /mo · $4,076/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $423

Break-even live

Break-even rent $1,146

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Windsor Rd Rochester, NY	2.0	1.0	1142	$1,700	$1.49	2d	1	0.36mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	2d	1	0.48mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	2d	1	0.51mi
500 Greenleaf Rd Rochester, NY	1.0–2.0	1.0	1176	$1,650	$1.40	2d	1	0.53mi
123 Spanish Trl Rochester, NY	1.0–2.0	1.0–1.5	945	$1,775	$1.88	2d	1	0.58mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	43d	1	0.72mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	2d	2	0.80mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	21d	1	0.80mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	2d	2	0.92mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	0.98mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	2d	1	1.01mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	2d	5	1.05mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	14d	1	1.09mi
37 Oakmount Dr Rochester, NY	4.0	2.0	1368	$2,500	$1.83	14d	1	1.10mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	1.13mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	2d	3	1.26mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	3d	1	1.26mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	43d	1	1.35mi

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   listed $99,900 Active

ⓘ 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: $4,076 · $340/mo
• Projected year-2 tax: $4,076 · $340/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: $20,181
• − Mortgage interest: −$5,596
• − Property taxes: −$4,076
• − Insurance: −$500
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$2,906
• Taxable income: $3,875
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,152/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): 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

2 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-14 Listed $99,900 UNYREIS

Property tax history

+6.4%/yr

Latest (2025): $4,076 · +0.6% YoY. Source: county tax records.