13 Starwood Dr · Brighton, NY 14625

$64,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 45 Days on market

Built 1967 Good condition $90/sqft · 10% above area Est $59k · 10% over ↓ 11% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.8/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a rare opportunity to own a beautifully remodeled manufactured home in one of Monroe County's most desirable communities, the Penfield Farms/Windward Community. Why rent when you can own in this sought-after area, offering access to the top-rated Penfield School District? Priced to sell, you can purchase this home without the frustration of delayed negotiations. This 2-bedroom, 1-bath home spans 732 sq. ft. , efficiently designed for modern living with luxury vinyl plank flooring, elegant white shaker cabinetry, and all-new stainless-steel appliances. Nestled on a prime lot overlooking a tranquil wooded area, this home features a completely updated exterior with brand-new OSB sheat

Key facts

• Updated exterior
• Enclosed patio
• Parking

Tags

• REMODELED MANUFACTURED HOME
• UPDATED EXTERIOR
• MAINTENANCE-FREE VINYL SIDING
• ENERGY-EFFICIENT WINDOWS
• FRESHLY COATED RUBBER ROOF
• ENCLOSED PATIO

Property features AI

Finance

• Financial info: Has land lease ($861)
• HOA & community: Monthly association fee

Exterior

• Parking: Carport (no garage)
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-wide mobile home; One story; Resale property; Vagabond make
• Construction: Aluminum and vinyl siding; Spray foam insulation; PEX plumbing; Membrane/rubber/rolled roof
• Exterior features: Awning(s); Blacktop driveway; Patio; Owned propane tank; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Oil forced-air heating
• Interior features: Kitchen and family room combined; Bedroom on main level
• Laundry & utility: Main-level laundry; Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 3.9% in Brighton — 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 81/100 on livability (#89 in NY, #1,379 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, schools B+; Watch: crime D+, amenities D-.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 63 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.41% ✓
• Cap rate: 20.87%
• Cash-on-cash: 52.05%
• DSCR: 3.32
• GRM: 3.5

CMA / ARV

• ARV (median comp): $58,850
• List price: $64,900
• Delta: 10.28%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Starwood Dr	0.00mi	2/1.0	720 (0%)	0mo	$64,900	$90	100
3 Starwood Dr	0.05mi	2/1.0	720 (0%)	8mo	$26,000	$36	91
36 Patio Dr	0.19mi	2/1.0	720 (0%)	3mo	$20,000	$28	88
40 Norhill Dr	0.10mi	2/1.5	732 (+2%)	7mo	$60,000	$82	85
19 Elderberry Cir	0.20mi	2/1.0	720 (0%)	18mo	$62,599	$87	76
82 Gennis Dr	0.28mi	2/1.0	700 (-3%)	18mo	$46,000	$66	67
7 Skyview Dr	0.14mi	2/1.0	809 (+12%)	8mo	$10,000	$12	66
17 Sebastian Dr	0.18mi	2/2.0	824 (+14%)	23mo	$45,000	$55	45

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: 50.0%
• Equity multiple: 3.19×
• Total profit: $39,706
• Equity at exit: $9,677

10-year hold

• IRR: 55.5%
• Equity multiple: 6.47×
• Total profit: $99,311
• Equity at exit: $5,611

Cash invested: $18,172 (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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $788

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 45%

Sensitivity live

Price	-10% $833	-5% $811	+0% $788	+5% $766	+10% $743
Rent	-10% $665	-5% $726	+0% $788	+5% $850	+10% $912
Rate	-1.0pp $821	-0.5pp $805	base $788	+0.5pp $771	+1.0pp $754

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	3d	1	0.98mi
234 W Commercial St Unit 2 East Rochester, NY	2.0	1.0	640	$1,100	$1.72	44d	1	1.35mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $64,900 Pending 45 DOM
2. 2026-06-03
   days on market $64,900 Active 41 DOM
3. 2026-06-03
   days on market $64,900 Active 40 DOM
4. 2026-06-01
   days on market $64,900 Active 39 DOM
5. 2026-05-31
   days on market $64,900 Active 38 DOM
6. 2026-04-23
   historical
7. 2026-04-23
   listed $64,900 Active 1528-char remark
8. 2026-01-09
   price $69,900
9. 2025-12-09
   listed $72,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,785
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$1,888
• Taxable income: $8,958
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $7,308/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This beautifully remodeled manufactured home in a desirable community is in good condition with minimal repairs needed. It offers a great opportunity for both resale and rental due to its location and updates.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and value of the home.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value.
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and ensure a comfortable living environment.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and value of the home. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and ensure a comfortable living environment. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — Brighton

• Score: 81/100
• State rank: #89
• US rank: #1379

Category grades

Amenities D- Commute B- Cost of living C+ Crime D+ Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38,703
• Population (ZIP): 10,667

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 3% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 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: ▼ -49.69%
• Current HPI: 275.9721
• Rent YoY: —
• Metro: —
• 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

-11.0% since first listed

6 events — show timeline

• 2026-06-16 Sold (MLS) $64,900 UNYREIS
• 2026-06-07 Pending — UNYREIS
• 2026-04-23 Listing Removed — UNYREIS
• 2026-04-23 Listed $64,900 UNYREIS
• 2026-01-09 Price Changed $69,900 UNYREIS
• 2025-12-09 Listed $72,900 UNYREIS