19 Owens Rd · Brockport, NY 14420

$119,900

3 bd · 1.5 ba · 1,144 sqft · Condo · 7 Days on market

Built 1970 $257/mo HOA · 14% of rent

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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 +26.7/30.0
• 1% rule +9.9/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat, ready to move in Townhome/Condo. End unit! 3 bedrooms, and one and a half baths. Updated flooring, kitchen and baths. It's the best unit on the market. You can't find better, more reasonable living!

Key facts

• Cherry blossom tree
• Community amenities
• Private back patio

Tags

• GALLEY STYLED KITCHEN
• PRIVATE BACK PATIO
• CHERRY BLOSSOM TREE
• COMMUNITY AMENITIES
• MAINTENANCE FREE LIVING
• ABUNDANT STORAGE

Property features AI

Finance

• Financial info: Pets allowed: negotiable
• HOA & community: Association: Realty Performance Group; Monthly association fee of $257; Association covers common area maintenance, structure maintenance, snow removal, and trash

Exterior

• Parking: No garage; Open parking available
• Utilities: Electricity connected; Water connected (public); Sewer connected; Cable available
• Home design: 2-story residence; Resale property; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction; Existing (previously built)
• Exterior features: Enclosed porch; Porch; Partial fencing; Fence

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total of 5 rooms including family room and recreation space
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Galley kitchen; Living/dining room; Sliding glass door(s); Thermal windows; Sliding doors
• Laundry & utility: Washer and dryer in basement; Sump pump in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.5% vs local median 5.1% in Brockport — 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 73/100 on livability (#313 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $829 of loan paydown is wiped out by about $4k 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 + 2.7% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $59k; list at $120k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $881
• Equity at exit: $17,877

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $26,033
• Equity at exit: $10,367

Cash invested: $33,572 (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 14420

• Home prices YoY: -10.6%
• Rents YoY: 2.7%
• Active inventory: 79
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$257
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $324

Break-even live

Break-even rent $1,374

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $407	-5% $365	+0% $324	+5% $282	+10% $241
Rent	-10% $183	-5% $253	+0% $324	+5% $394	+10% $465
Rate	-1.0pp $384	-0.5pp $354	base $324	+0.5pp $293	+1.0pp $261

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Woodlands Way Unit 138 Brockport, NY	3.0	1.5	1100	$1,700	$1.55	12d	1	0.15mi
10 Ellis Dr Brockport, NY	3.0	1.0–1.5	756	$1,930	$2.55	3d	1	1.11mi
1000 Viking Way Brockport, NY	1.0–2.0	1.0–2.0	875	$1,439	$1.64	3d	1	1.40mi

HOA detail condo

• Monthly dues: $257 · $3,084/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-17
   status $119,900 Pending 7 DOM
2. 2026-06-17
   days on market $119,900 Active 7 DOM
3. 2026-06-16
   days on market $119,900 Active 6 DOM
4. 2026-06-15
   days on market $119,900 Active 5 DOM
5. 2026-06-13
   days on market $119,900 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $119,900 Active 2 DOM

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

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: $21,409
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$3,084
• − Depreciation: −$3,488
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $3,335/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: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Brockport

• Score: 73/100
• State rank: #313
• US rank: #5216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 20,375
• Metro: Rochester, NY
• Population (ZIP): 20,375
• Household income: $75,577
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 472.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -31.08%
• Current HPI: 261.3695
• Rent YoY: ▲ 2.72%
• 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

+99.8% since first listed

4 events — show timeline

• 2026-06-10 Listed $119,900 UNYREIS
• 2015-08-17 Sold (MLS) $59,000 UNYREIS
• 2015-07-08 Pending — UNYREIS
• 2015-06-11 Listed $59,995 UNYREIS