563 Holmes Rd · Greece, NY 14626

$169,900

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 9 Days on market

Built 1952 10,500 sqft lot Est $243k · 30% 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 +20.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.5/10.0
• 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 MLS

Cape Cod, 2 Car Garage. . Bank Short Sale . .Oil Heat. . needs work . .Mold Issue. .Drain Problems. .in basement.

Key facts

• Beautiful windows
• 0.24 acre lot
• 2 garage spots

Tags

• PRIVATE OVERSIZED LOT
• DETACHED 2-CAR GARAGE
• BEAUTIFUL WINDOWS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story existing home
• Construction: Block foundation; Block and concrete construction; Vinyl siding; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Rectangular lot (70 x 150)

Interior

• Kitchen: Electric oven; Electric range; Garbage disposal; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Mixed/varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Oil heating; Forced air; Hot water heating
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $170k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1952 — 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: 1.19% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $242,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Laurelwood Dr	0.28mi	3/1.5	1,272 (-1%)	0mo	$275,000	$216	82
21 Alden Rd	0.74mi	3/1.0	1,320 (+2%)	4mo	$115,000	$87	58
1124 Weiland Rd	0.52mi	3/1.5	1,374 (+6%)	7mo	$202,600	$147	57
29 Saddlehorn Dr	0.59mi	3/1.0	1,392 (+8%)	3mo	$235,000	$169	57
33 Fox Meadow Rd	0.59mi	3/2.0	1,308 (+1%)	11mo	$242,000	$185	57
1156 Weiland Rd	0.50mi	3/1.5	1,444 (+12%)	0mo	$275,000	$190	55
106 Stone Fence Rd	0.39mi	3/1.5	1,104 (-14%)	8mo	$193,000	$175	49
13 Alden Rd	0.73mi	3/1.0	1,152 (-11%)	1mo	$195,500	$170	47
67 Woodedge Ln	0.45mi	3/2.0	1,111 (-14%)	10mo	$240,000	$216	44
195 Somerworth Dr	0.58mi	3/1.5	1,452 (+13%)	10mo	$280,000	$193	42
60 Rye Rd	0.73mi	3/1.5	1,476 (+14%)	3mo	$278,000	$188	38
67 Stallion Cir	0.65mi	3/2.0	1,120 (-13%)	8mo	$260,000	$232	37

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-14,243
• Equity at exit: $25,333

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,327
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$411 /mo · $4,937/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $222

Break-even live

Break-even rent $1,738

Max offer price $169,900

Occupancy floor 84%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Kingsberry Dr Greece, NY	1.0–2.0	1.0–1.5	757	$1,535	$2.03	2d	7	1.19mi
254 W Craig Hill Dr Rochester, NY	3.0	1.0	1042	$2,600	$2.50	2d	1	1.26mi

Listing history 13 events

1. 2026-06-18
   days on market $169,900 Active 9 DOM
2. 2026-06-17
   days on market $169,900 Active 8 DOM
3. 2026-06-16
   days on market $169,900 Active 7 DOM
4. 2026-06-15
   days on market $169,900 Active 6 DOM
5. 2026-06-13
   days on market $169,900 Active 4 DOM
6. 2026-06-13
   days on market $169,900 Active 3 DOM
7. 2026-06-10
   remarks 375-char remark
8. 2026-06-10
   pricestatusdays on marketlisting id $169,900 Active 1 DOM
9. 2026-06-07
   statusdays on market $189,900 Pending 7 DOM
10. 2026-06-03
    days on market $189,900 Active 5 DOM
11. 2026-06-03
    days on market $189,900 Active 4 DOM
12. 2026-06-01
    days on market $189,900 Active 3 DOM
13. 2026-05-31
    days on market $189,900 Active 2 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: $4,937 · $411/mo
• Projected year-2 tax: $4,937 · $411/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 ≥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: $24,232
• − Mortgage interest: −$9,517
• − Property taxes: −$4,937
• − Insurance: −$850
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$4,943
• Taxable income: $109
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $2,639/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

+127.4% since first listed

5 events — show timeline

• 2026-05-29 Listed $189,900 UNYREIS
• 2012-12-31 Sold (MLS) $68,000 UNYREIS
• 2012-12-28 Sold (Public Records) $68,000 Public Records
• 2012-06-08 Listed $62,000 UNYREIS
• 2003-06-23 Sold (Public Records) $83,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $4,937 · +0.5% YoY. Source: county tax records.