206 English Rd · Rochester, NY 14616

$106,000

2 bd · 1.0 ba · 783 sqft · SingleFamily public records · 9 Days on market

Built 1948 7,500 sqft lot Est $150k · 29% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.9/10.0
• 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

An adorable RANCH style bungalow located in Greece NY that’s just minutes from many amenities! Looking for EASY LIVING? You’ll find that here! Fully fenced yard is a comfortable convenience and the lot size is manageable for those who are over the LARGE PARCEL maintenance! The home has a NEW ROOF and HEATED FLOORS for those low utility bills and NO BASEMENT to deal with!! There is one FULL BATH in this home flanked by two roomy bedrooms with deep closets - the living/ dining area has a large front window for plenty of natural sunlight! The kitchen is just the right size for this home (lots of counter space!) and you can step right out to the attached single car garage that can

Key facts

• Ranch style bungalow
• Paved sidewalks
• Heated floors

Tags

• RANCH STYLE BUNGALOW
• FULLY FENCED YARD
• NEW ROOF
• HEATED FLOORS
• ATTACHED SINGLE CAR GARAGE
• PAVED SIDEWALKS

Property features AI

Exterior

• Parking: Attached garage with electricity and storage; Driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing resale property; Asphalt roof
• Construction: Aluminum, vinyl, and wood siding; Block and slab foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot (50 x 150)

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Radiant floor heating
• Interior features: Separate/formal living room; Living/dining room; Bedroom on main level; Washer included
• Laundry & utility: Main-level laundry; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).

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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $733 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 + 3.0% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $47k; list at $106k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,000

Questions for the listing agent

1. Built in 1948 — 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: 1.39% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $150,336
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Mosley Rd	0.26mi	1/1.0 (-1)	809 (+3%)	7mo	$155,000	$192	72
227 Leonard Rd	0.09mi	2/1.0	825 (+5%)	22mo	$164,900	$200	69
57 Bancroft Dr	0.37mi	2/1.0	768 (-2%)	16mo	$180,000	$234	66
354 Brayton Rd	0.31mi	2/1.0	748 (-4%)	21mo	$127,000	$170	61
76 Hager Rd	0.47mi	2/1.0	880 (+12%)	1mo	$130,000	$148	57
374 Brayton Rd	0.33mi	2/1.0	710 (-9%)	22mo	$175,000	$246	51
314 Longridge Ave	0.58mi	2/2.0	847 (+8%)	19mo	$154,000	$182	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,468
• Equity at exit: $15,805

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $27,724
• Equity at exit: $9,165

Cash invested: $29,680 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$556
• Tax from tax record: −$260 /mo · $3,117/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $307

Break-even live

Break-even rent $1,088

Max offer price $106,000

Occupancy floor 74%

Sensitivity live

Price	-10% $367	-5% $337	+0% $307	+5% $277	+10% $247
Rent	-10% $190	-5% $249	+0% $307	+5% $365	+10% $424
Rate	-1.0pp $360	-0.5pp $334	base $307	+0.5pp $279	+1.0pp $251

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	3d	1	0.51mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	24d	1	0.67mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	15d	1	0.70mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	3d	3	0.73mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	4d	1	0.85mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	22d	1	0.85mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	3d	2	0.85mi
146 Woodhill Dr Unit 6 Rochester, NY	1.0	1.0	680	$1,225	$1.80	24d	1	0.87mi
146 Woodhill Dr Rochester, NY	1.0	1.0	680	$1,225	$1.80	11d	1	0.87mi
146 Woodhill Dr Unit 146-06 Woodhill Rochester, NY	1.0	1.0	680	$1,225	$1.80	20d	1	0.87mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	3d	1	0.91mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	3d	2	0.96mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	3d	5	1.02mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	3d	1	1.11mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	3d	1	1.13mi
188 Stonewood Ave Rochester, NY	1.0–2.0	1.0	675	$1,325	$1.96	12d	12	1.22mi
172 Stonewood Ave Unit 3 Greece, NY	1.0	1.0	650	$1,200	$1.85	4d	1	1.23mi
130 N Park Dr Rochester, NY	3.0	1.5	1120	$2,000	$1.79	44d	1	1.26mi
3677 Lake Ave Rochester, NY	2.0	1.0	1088	$1,200	$1.10	44d	1	1.50mi

Listing history 8 events

1. 2026-06-15
   status $106,000 Pending 9 DOM
2. 2026-06-13
   days on market $106,000 Active 9 DOM
3. 2026-06-13
   days on market $106,000 Active 8 DOM
4. 2026-06-10
   days on market $106,000 Active 6 DOM
5. 2026-06-09
   days on market $106,000 Active 5 DOM
6. 2026-06-09
   days on market $106,000 Active 4 DOM
7. 2026-06-07
   remarks 687-char remark
8. 2026-06-07
   listed $106,000 Active 3 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: $3,117 · $260/mo
• Projected year-2 tax: $3,117 · $260/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $17,721
• − Mortgage interest: −$5,938
• − Property taxes: −$3,117
• − Insurance: −$530
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,084
• Taxable income: $2,218
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,150/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

+125.5% since first listed

2 events — show timeline

• 2026-06-04 Listed $106,000 UNYREIS
• 2002-02-11 Sold (Public Records) $47,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,117 · +159.0% YoY. Source: county tax records.