80 Eglantine Rd · Rochester, NY 14616

$174,900

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 36 Days on market

Built 1947 4,800 sqft lot $121/sqft · 14% below area Est $203k · 14% 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 +15.9/30.0
• ARV discount +13.8/15.0
• 1% rule +6.1/10.0
• DSCR +4.9/10.0
• 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

Welcome to this charming 4 bedroom colonial nestled in a quiet neighborhood in Greece. This home has been very well maintained as well as given modern updates including brand new flooring install and fresh paint throughout. The functional layout provides upstairs bedrooms, kitchen/dining in front, and a large living space in the back. The glass sliding doors lead you to the spacious and fenced in backyard making this the one that checks all of your boxes!

Key facts

• Fresh paint
• Spacious backyard
• Modern updates

Tags

• COLONIAL
• MODERN UPDATES
• NEW FLOORING
• FRESH PAINT
• SPACIOUS BACKYARD
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% 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 $5k 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

• It's been on market 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $175k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 7.5

CMA / ARV

• ARV (median comp): $203,406
• List price: $174,900
• Delta: -14.01%
• 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
132 Duffern Dr	0.14mi	3/1.5	1,440 (0%)	3mo	$160,000	$111	91
1010 Stone Rd	0.43mi	3/2.0	1,470 (+2%)	3mo	$210,000	$143	72
99 Beverly Hts	0.25mi	3/2.5	1,536 (+7%)	3mo	$214,400	$140	71
222 Oakwood Rd	0.22mi	2/1.0 (-1)	1,332 (-8%)	0mo	$180,000	$135	70
647 Bonesteel St	0.44mi	3/1.0	1,344 (-7%)	3mo	$210,000	$156	64
41 Cleverdale Rd	0.39mi	3/1.5	1,604 (+11%)	1mo	$260,000	$162	62
2351 Dewey Ave	0.55mi	3/1.0	1,292 (-10%)	3mo	$165,000	$128	53
75 Everclay Dr	0.47mi	3/2.0	1,242 (-14%)	4mo	$280,000	$225	50
27 Woodside Ln	0.64mi	3/2.0	1,578 (+10%)	4mo	$216,500	$137	49
79 Pomona Dr	0.45mi	4/1.5 (+1)	1,224 (-15%)	0mo	$235,000	$192	49
142 Pomona Dr	0.50mi	3/1.0	1,224 (-15%)	2mo	$236,000	$193	48
92 Veness Ave	0.73mi	2/1.0 (-1)	1,296 (-10%)	2mo	$185,000	$143	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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-22,805
• Equity at exit: $26,078

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-12,236
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$917
• Tax from tax record: −$460 /mo · $5,524/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $84

Break-even live

Break-even rent $1,836

Max offer price $174,900

Occupancy floor 91%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Grand Teton St Greece, NY	2.0–3.0	2.0	1833	$2,673	$1.46	2d	3	0.39mi
60 Cheltenham Rd Unit Down Rochester, NY	2.0	1.0	1014	$1,300	$1.28	14d	1	0.91mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	1.02mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	2d	3	1.03mi
304 Bakerdale Rd Rochester, NY	3.0	1.0	1256	$1,650	$1.31	44d	1	1.09mi
37 Linda Dr Unit 1 Rochester, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	1.09mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	1.17mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	2d	1	1.22mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	2d	2	1.31mi
262 Jamestown Ter Unit 2 Rochester, NY	2.0	1.0	1242	$2,200	$1.77	43d	1	1.36mi
175 English Rd Rochester, NY	3.0	1.5	1194	$1,975	$1.65	43d	1	1.38mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	23d	1	1.38mi
331 Leonard Rd Rochester, NY	3.0	2.0	1157	$1,850	$1.60	3d	1	1.41mi

Listing history 6 events

1. 2026-05-12
   status Pending 459-char remark

   Show marketing remark (459 chars)

   Welcome to this charming 4 bedroom colonial nestled in a quiet neighborhood in Greece. This home has been very well maintained as well as given modern updates including brand new flooring install and fresh paint throughout. The functional layout provides upstairs bedrooms, kitchen/dining in front, and a large living space in the back. The glass sliding doors lead you to the spacious and fenced in backyard making this the one that checks all of your boxes!

2. 2026-04-21
   price $174,900 459-char remark

   Show marketing remark (459 chars)

   Welcome to this charming 4 bedroom colonial nestled in a quiet neighborhood in Greece. This home has been very well maintained as well as given modern updates including brand new flooring install and fresh paint throughout. The functional layout provides upstairs bedrooms, kitchen/dining in front, and a large living space in the back. The glass sliding doors lead you to the spacious and fenced in backyard making this the one that checks all of your boxes!

3. 2026-04-06
   listed $199,000 Active 459-char remark

   Show marketing remark (459 chars)

   Welcome to this charming 4 bedroom colonial nestled in a quiet neighborhood in Greece. This home has been very well maintained as well as given modern updates including brand new flooring install and fresh paint throughout. The functional layout provides upstairs bedrooms, kitchen/dining in front, and a large living space in the back. The glass sliding doors lead you to the spacious and fenced in backyard making this the one that checks all of your boxes!

4. 2022-09-07
   soldstatus $99,900 Closed Sale or Rented 304-char remark

   Show marketing remark (304 chars)

   Handyman special, TLC required ~ Spacious 4 bedroom home being sold in "As-Is" condition, sellers will do no repairs ~ Refrigerator, Oven, Washer and Dryer included in sale ~ No sign on property per sellers request ~ A quick closing is desired ~ Delayed negotiations until Monday July 25 @ 5pm.

5. 2022-07-26
   status Under Contract- Do Not Show 304-char remark

   Show marketing remark (304 chars)

   Handyman special, TLC required ~ Spacious 4 bedroom home being sold in "As-Is" condition, sellers will do no repairs ~ Refrigerator, Oven, Washer and Dryer included in sale ~ No sign on property per sellers request ~ A quick closing is desired ~ Delayed negotiations until Monday July 25 @ 5pm.

6. 2022-07-21
   listed $99,900 Active 304-char remark

   Show marketing remark (304 chars)

   Handyman special, TLC required ~ Spacious 4 bedroom home being sold in "As-Is" condition, sellers will do no repairs ~ Refrigerator, Oven, Washer and Dryer included in sale ~ No sign on property per sellers request ~ A quick closing is desired ~ Delayed negotiations until Monday July 25 @ 5pm.

ⓘ 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: $5,524 · $460/mo
• Projected year-2 tax: $5,524 · $460/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 3/10 Moderate
• 🌡 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: $23,309
• − Mortgage interest: −$9,797
• − Property taxes: −$5,524
• − Insurance: −$874
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,088
• Taxable loss: −$1,704
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,418/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

+75.1% since first listed

6 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-04-21 Price Changed $174,900 UNYREIS
• 2026-04-06 Listed $199,000 UNYREIS
• 2022-09-07 Sold (MLS) $99,900 UNYREIS
• 2022-07-26 Pending — UNYREIS
• 2022-07-21 Listed $99,900 UNYREIS

Property tax history

+13.5%/yr

Latest (2025): $5,524 · +0.5% YoY. Source: county tax records.