215 North Ave · Greece, NY 14626

$219,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 9 Days on market

Built 1959 1.30 ac lot Est $271k · 19% 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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.9/10.0
• 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

MID-CENTURY SOLID BUILT RANCH ON 1.3 ACRE LOT * HARDWOOD FLOORS THROUGHOUT * PLASTER WALLS * BATHROOMS ARE IN PRISTINE CONDITION AS IS BUILT IN 1959 * DEEP 2 CAR GARAGE OPENS TO PORCH * BONUS SPACE IN FINISHED LOWER LEVEL WITH PANELED WALLS * CEDAR CLOSET * NEWER HVAC * WHOLE HOUSE GENERATOR * 2 FULL BATHS * TRANSFERABLE WARRANTY ON NEW GUTTERS FROM 2020 * 200 AMP NEW PANEL BOX 6/26 * TRULY A GREAT VALUE FOR THIS HOME * DELAYED NEGOTIATIONS UNTIL TUESDAY 6/16 @ 12:00PM.

Key facts

• Plaster walls
• Deep 2 car garage
• Bonus space

Tags

• 1.3 ACRE LOT
• HARDWOOD FLOORS
• PLASTER WALLS
• PRISTINE CONDITION BATHROOMS
• DEEP 2 CAR GARAGE
• BONUS SPACE

Property features AI

Exterior

• Parking: Attached garage with electricity and garage door opener; Driveway; Approximately 2.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available
• Home design: Single-story home; Existing construction; Resale property
• Construction: Stone and wood siding; Asphalt architectural shingle roof; Block foundation; Attic/crawl hatchway(s) insulated; Blown-in insulation; Copper plumbing
• Exterior features: Enclosed porch; Porch; Blacktop driveway; Wooded, rectangular lot

Interior

• Kitchen: Double oven; Electric cooktop; Dishwasher; Refrigerator; Freezer; Eat-in kitchen / country kitchen layout
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Carpet; Ceramic tile; Laminate; Varies
• Bathrooms: 2 full bathrooms (2 on the main level)
• Heating & cooling: Gas forced air heat; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Window treatments; Drapes; Programmable thermostat; Primary suite; Bedroom on main level; Main level primary
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater; Humidifier; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.5% 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; 3 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).
• This rent runs 38% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1959 — 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: 1.12% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $270,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
341 North Ave	0.60mi	3/1.5	1,384 (-1%)	2mo	$276,000	$199	66
108 Selkirk Dr	0.51mi	3/1.5	1,391 (-1%)	11mo	$212,500	$153	63
60 Cindy Ln	0.36mi	3/1.5	1,528 (+9%)	7mo	$225,000	$147	61
264 North Ave	0.25mi	3/1.0	1,256 (-10%)	9mo	$260,000	$207	59
217 Mill Rd	0.46mi	3/1.5	1,312 (-7%)	9mo	$270,000	$206	58
281 Guinevere Dr	0.58mi	3/2.0	1,446 (+3%)	13mo	$305,000	$211	57
34 La Solis Dr	0.24mi	3/2.5	1,599 (+14%)	8mo	$290,000	$181	57
154 Rusty Ln	0.58mi	3/1.5	1,414 (+1%)	17mo	$200,500	$142	56
167 North Ave	0.23mi	3/3.5	1,596 (+14%)	11mo	$325,000	$204	52
652 Harvest Dr	0.73mi	3/1.5	1,395 (-1%)	14mo	$237,500	$170	51
131 Cindy Ln	0.37mi	4/2.5 (+1)	1,556 (+11%)	10mo	$270,000	$174	49
124 Mill Rd	0.63mi	4/1.5 (+1)	1,584 (+13%)	3mo	$305,000	$193	40

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-22,917
• Equity at exit: $32,788

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,541
• Equity at exit: $19,013

Cash invested: $61,572 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$477 /mo · $5,730/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $216

Break-even live

Break-even rent $2,180

Max offer price $219,900

Occupancy floor 86%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
598 Bram Hall Dr Rochester, NY	3.0	2.5	1740	$2,750	$1.58	2d	1	0.55mi
49 Lianne Dr Rochester, NY	3.0	2.0	1281	$2,650	$2.07	2d	1	1.09mi
254 W Craig Hill Dr Rochester, NY	3.0	1.0	1042	$2,600	$2.50	2d	1	1.25mi

Listing history 9 events

1. 2026-06-18
   status $219,900 Pending 9 DOM
2. 2026-06-18
   days on market $219,900 Active 9 DOM
3. 2026-06-17
   days on market $219,900 Active 8 DOM
4. 2026-06-16
   days on market $219,900 Active 7 DOM
5. 2026-06-15
   days on market $219,900 Active 6 DOM
6. 2026-06-13
   days on market $219,900 Active 4 DOM
7. 2026-06-13
   days on market $219,900 Active 3 DOM
8. 2026-06-10
   remarks 476-char remark
9. 2026-06-10
   listed $219,900 Active 1 DOM

ⓘ 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: $5,730 · $477/mo
• Projected year-2 tax: $5,730 · $477/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 · 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: $29,448
• − Mortgage interest: −$12,318
• − Property taxes: −$5,730
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$6,397
• Taxable loss: −$807
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $2,791/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

• 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

1 event — show timeline

• 2026-06-09 Listed $219,900 UNYREIS

Property tax history

+5.9%/yr

Latest (2025): $5,730 · +42.1% YoY. Source: county tax records.