64 Pease Rd · Greece, NY 14559

$189,995

3 bd · 1.5 ba · 1,155 sqft · SingleFamily public records · 23 Days on market

Built 1958 0.25 ac lot $164/sqft · 31% below area Est $275k · 31% 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 +6.3/10.0
• DSCR +5.6/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * * * * * * * * * * * * * BRAND NEW TEAR OFF ROOF will be installed by 10/15/15 * * * * * * * * * * * USDA Mortgage enables you to buy this house with no down payment. Buy this house and enjoy some privacy. Why rent when you can own for much, much less? Want to have the rural feel while still being close to everything? This ranch backs up to a corn field giving it a very private feel. New furnace in 2010. Very low taxes and that doesn't even include the STAR discount if you qualify. All appliances including the newer front loading washer and dryer are included. Easy to show! 2 window AC units included.

Key facts

• First floor laundry
• Updated flooring
• Single story living

Tags

• FIRST FLOOR LAUNDRY
• SINGLE STORY LIVING
• UPDATED FLOORING

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water connected; Septic tank sewer
• Home design: One-story home; Existing construction
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof; Poured foundation and slab; Built as existing (year not specified)
• Exterior features: Fully fenced yard; Gravel driveway; Shed(s) and storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Granite counters
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 total main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning; Gas water heater
• Interior features: Eat-in kitchen; Separate/formal living room; Granite counters; Country kitchen; Kitchen/family room combo; Bedroom on main level; Has fireplace (1)
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• 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-.
• Spencerport Central School District (suburban): math 52% / reading 63% proficiency, ranked #248 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 73 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 $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

• It's been on market 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $190k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,145 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.13% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (median comp): $274,834
• List price: $189,995
• Delta: -30.87%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Orchard Hills Dr	0.32mi	3/1.5	1,180 (+2%)	24mo	$272,000	$231	62

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-20,653
• Equity at exit: $28,329

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,460
• Equity at exit: $16,427

Cash invested: $53,199 (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 14559

• Home prices YoY: -31.7%
• Active inventory: 73
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$463 /mo · $5,556/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $156

Break-even live

Break-even rent $1,947

Max offer price $189,995

Occupancy floor 88%

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: $47,499
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Lianne Dr Rochester, NY	3.0	2.0	1281	$2,650	$2.07	2d	1	1.28mi

Listing history 14 events

1. 2026-05-10
   status Active 567-char remark
2. 2026-04-27
   listed $199,995 Active 567-char remark
3. 2025-04-23
   listed $199,995 Active
4. 2015-11-23
   historical

   Show marketing remark (648 chars)

   * * * * * * * * * * * * * * * * BRAND NEW TEAR OFF ROOF will be installed by 10/15/15 * * * * * * * * * * * USDA Mortgage enables you to buy this house with no down payment. Buy this house and enjoy some privacy. Why rent when you can own for much, much less? Want to have the rural feel while still being close to everything? This ranch backs up to a corn field giving it a very private feel. New furnace in 2010. Very low taxes and that doesn't even include the STAR discount if you qualify. All appliances including the newer front loading washer and dryer are included. Easy to show! 2 window AC units included.

5. 2015-11-17
   soldstatus $65,000
6. 2015-11-16
   soldstatus $65,000

   Show marketing remark (648 chars)

   * * * * * * * * * * * * * * * * BRAND NEW TEAR OFF ROOF will be installed by 10/15/15 * * * * * * * * * * * USDA Mortgage enables you to buy this house with no down payment. Buy this house and enjoy some privacy. Why rent when you can own for much, much less? Want to have the rural feel while still being close to everything? This ranch backs up to a corn field giving it a very private feel. New furnace in 2010. Very low taxes and that doesn't even include the STAR discount if you qualify. All appliances including the newer front loading washer and dryer are included. Easy to show! 2 window AC units included.

7. 2015-08-27
   price $65,000
8. 2015-07-27
   price $69,000
9. 2015-06-30
   price $72,000
10. 2015-06-16
    listed $65,000

    Show marketing remark (648 chars)

    * * * * * * * * * * * * * * * * BRAND NEW TEAR OFF ROOF will be installed by 10/15/15 * * * * * * * * * * * USDA Mortgage enables you to buy this house with no down payment. Buy this house and enjoy some privacy. Why rent when you can own for much, much less? Want to have the rural feel while still being close to everything? This ranch backs up to a corn field giving it a very private feel. New furnace in 2010. Very low taxes and that doesn't even include the STAR discount if you qualify. All appliances including the newer front loading washer and dryer are included. Easy to show! 2 window AC units included.

11. 2014-06-16
    listed $79,995
12. 2010-10-29
    soldstatus $67,000
13. 2010-10-29
    soldstatus $67,000
14. 2010-07-01
    listed $64,900

ⓘ 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: $5,556 · $463/mo
• Projected year-2 tax: $5,556 · $463/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 2/10 Low 7 d/yr ≥96°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: $25,746
• − Mortgage interest: −$10,643
• − Property taxes: −$5,556
• − Insurance: −$950
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$5,527
• Taxable loss: −$1,049
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $2,129/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: Spencerport Central School District
• NCES district ID: 3627780
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 63% ▲ 8.00%
• Median HH income: $66,920
• Composite: 50.58/100
• National rank: #1846
• State rank: #248 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

• County: Monroe County · 674,131 people
• City population: 29,210
• Metro: Rochester, NY
• Population (ZIP): 17,200
• Household income: $94,794
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 220.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -121.06%
• Current HPI: 260.3489
• 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

+192.8% since first listed

16 events — show timeline

• 2026-05-26 Pending — UNYREIS
• 2026-05-21 Price Changed $189,995 UNYREIS
• 2026-05-10 Relisted — UNYREIS
• 2026-04-27 Listed $199,995 UNYREIS
• 2025-04-23 Listed $199,995 UNYREIS
• 2015-11-23 Listing Removed — UNYREIS
• 2015-11-17 Sold (Public Records) $65,000 Public Records
• 2015-11-16 Sold (MLS) $65,000 UNYREIS
• 2015-08-27 Price Changed $65,000 WNYREIS
• 2015-07-27 Price Changed $69,000 WNYREIS
• 2015-06-30 Price Changed $72,000 WNYREIS
• 2015-06-16 Listed $65,000 UNYREIS
• 2014-06-16 Listed $79,995 UNYREIS
• 2010-10-29 Sold (Public Records) $67,000 Public Records
• 2010-10-29 Sold (MLS) $67,000 UNYREIS
• 2010-07-01 Listed $64,900 UNYREIS

Property tax history

+9.3%/yr

Latest (2025): $5,556 · +64.9% YoY. Source: county tax records.