162 Newton Rd · Greece, NY 14626

$189,900

1 bd · 1.0 ba · 832 sqft · SingleFamily public records · 1 Days on market

Built 1948 8,427 sqft lot Est $196k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.8/15.0
• Cash flow +4.3/30.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

162 Newton Rd is a turnkey gem that offers modern comfort and an efficient, flexible layout. The main level features two convenient bedrooms and a spacious, light filled breezeway that serves perfectly as a family room, formal dining area, or large home office. Completing this exceptional move-in-ready package is the private, fenced-in backyard, offering a perfect space for outdoor enjoyment! Some of the updates of this home include: Updated Kitchen and Bathrooms; New Luxury Vinyl Flooring; Refinished Hardwood Floors; Fresh Paint; Vinyl Windows; SS Stove/Microwave/Dishwasher (2026); Central Air (2026); High Efficiency Furnace (2016); Hot Water Tank (2019); 150 Amp Panel. Square footage u

Key facts

• Vinyl windows
• Fresh paint
• Updated bathrooms

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW LUXURY VINYL FLOORING
• REFINISHED HARDWOOD FLOORS
• FRESH PAINT
• VINYL WINDOWS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water (connected); Sewer connected; Circuit breaker electrical
• Home design: Single-story; Resale property
• Construction: Aluminum siding; PEX plumbing; Block foundation; Asphalt architectural shingle roof; Existing structure
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Den; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Main level primary; Programmable thermostat; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (46.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (33.7% below list).
• Recommended offer: $101k (46.7% below list) — sets the bar for cash-flow.

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; 8 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $85k; list at $190k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,197 (46.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.34%
• DSCR: 0.50
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $195,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Ridgecrest Rd	0.18mi	2/1.0 (+1)	749 (-10%)	8mo	$176,150	$235	63

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: -37.5%
• Equity multiple: -0.19×
• Total profit: $-63,264
• Equity at exit: $28,315

10-year hold

• IRR: -58.4%
• Equity multiple: -0.85×
• Total profit: $-98,308
• Equity at exit: $16,419

Cash invested: $53,172 (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 14626

• Home prices YoY: -31.4%
• Rents YoY: 2.5%
• Active inventory: 126
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$996
• Tax from tax record: −$422 /mo · $5,060/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-502

Break-even live

Break-even rent $1,894

Max offer price $101,197

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,390	$1.83	2d	7	0.21mi
49 Demeter Dr Greece, NY	1.0	1.0	800	$1,158	$1.45	2d	4	0.77mi
15 Fortune Ln Greece, NY	1.0	1.0	750	$1,100	$1.47	3d	1	0.81mi
221 Susan Ln Rochester, NY	1.0	1.0	615	$1,035	$1.68	43d	1	1.11mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,400	$2.02	2d	17	1.20mi
50 Patriots Lndg Greece, NY	1.0–2.0	1.0	800	$1,080	$1.35	14d	1	1.20mi
1370 Ridgeway Ave Rochester, NY	2.0	1.0	800	$1,250	$1.56	23d	1	1.31mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,422	$1.90	2d	63	1.32mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $189,900 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: $5,060 · $422/mo
• Projected year-2 tax: $5,060 · $422/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: $15,103
• − Mortgage interest: −$10,637
• − Property taxes: −$5,060
• − Insurance: −$950
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$5,524
• Taxable loss: −$9,484
• Est. tax savings @ 24.0%: +$2,276
• After-tax cash flow: $-3,752/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

• Census place: Greece, NY
• 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

+123.7% since first listed

3 events — show timeline

• 2026-06-18 Listed $189,900 UNYREIS
• 2014-08-20 Listed $94,000 UNYREIS
• 2008-04-24 Sold (Public Records) $84,900 Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,060 · +21.8% YoY. Source: county tax records.