150 Meadow Dr · Brighton, NY 14618

$274,900

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 35 Days on market

Built 1928 0.35 ac lot Est $266k · at est.

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +6.3/10.0
• Schools +6.1/10.0
• ARV discount +5.9/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * 2 BARNS AND A GREAT HOUSE!!!!!!! * * CRAZY * * * YES 2 BARNS (27x22 TWO STORY BARN & 24x24 POLE BARN). .. . SOMETHING FOR EVERYONE. HOME BUSINESSES , ENTREPRENEURS, CONTRACTORS, TRADESPEOPLE, SMALL BUSINESS OWNERS, VEHICLE COLLECTORS/ENTHUSIASTS, RVS, BOATS, CLASSIC CARS, ATVS, SPACIOUS STORAGE AND WORKSHOP. LANDSCAPERS WHO CAN STORE EQUIPMENT. INCREDIBLY VERSATILE STRUCTURES WITH ENDLESS POSSIBILITIES. * * SINGLE FAMILY HOME WITH 3 BEDROOMS, GLEAMING ORIGINAL HARDWOOD FLOORS FLOW SEAMLESSLY THROUGHOUT THE MAIN LIVING AREAS, ORIGINAL GUMWOOD TRIM. 1/2 BATH ON 1ST FLOOR. 31 NEWER WINDOWS, WALK UP ATTIC WITH POTENTIAL FOR A 4TH BEDROOM. NEW GUTTERS / ROOF 2015. PREMI

Key facts

• Spacious storage
• New gutters
• Workshop

Tags

• 2 BARNS
• SPACIOUS STORAGE
• WORKSHOP
• ORIGINAL HARDWOOD FLOORS
• ORIGINAL GUMWOOD TRIM
• NEW GUTTERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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-.
• Brighton Central School District (suburban): math 64% / reading 74% proficiency, ranked #142 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 116 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 35 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $275k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $266,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1928 — 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: 1.13% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $265,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Orchard Dr	0.09mi	4/1.0 (+1)	1,303 (-0%)	5mo	$265,000	$203	86
59 Hampshire Dr	0.27mi	3/1.5	1,356 (+4%)	1mo	$225,000	$166	78
48 Willowdale Dr	0.08mi	3/2.0	1,404 (+7%)	6mo	$325,000	$231	75
134 Meadow Dr	0.02mi	3/1.5	1,450 (+11%)	5mo	$282,000	$194	74
932 S Grosvenor Rd	0.22mi	3/1.5	1,369 (+5%)	7mo	$325,000	$237	74
794 S Grosvenor Rd	0.25mi	3/1.5	1,411 (+8%)	7mo	$278,000	$197	68
180 Elmore Rd	0.15mi	3/1.5	1,159 (-11%)	6mo	$330,000	$285	68
74 Elwell Dr	0.26mi	3/1.5	1,432 (+10%)	5mo	$290,000	$203	66
114 Clovercrest Dr	0.27mi	3/1.0	1,438 (+10%)	7mo	$265,000	$184	65
117 Torrington Dr	0.34mi	2/1.5 (-1)	1,409 (+8%)	4mo	$310,000	$220	61
61 Fernboro Rd	0.54mi	3/1.5	1,447 (+11%)	4mo	$300,000	$207	52
2271 Westfall Rd	0.54mi	3/1.0	1,468 (+12%)	5mo	$251,000	$171	50

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-16,622
• Equity at exit: $40,988

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $21,819
• Equity at exit: $23,768

Cash invested: $76,972 (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 14618

• Active inventory: 116
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,110 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$465 /mo · $5,575/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $437

Break-even live

Break-even rent $2,558

Max offer price $274,900

Occupancy floor 81%

Sensitivity live

Price	-10% $592	-5% $514	+0% $437	+5% $359	+10% $281
Rent	-10% $191	-5% $314	+0% $437	+5% $559	+10% $682
Rate	-1.0pp $575	-0.5pp $506	base $437	+0.5pp $365	+1.0pp $293

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	44d	1	0.47mi
130 Brooklawn Dr Rochester, NY	3.0	1.0	1380	$2,950	$2.14	44d	1	0.49mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	3d	17	1.25mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	3d	1	1.37mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	3d	1	1.46mi

Listing history 6 events

1. 2026-01-05
   status Pending
2. 2025-12-18
   price $274,900
3. 2025-12-01
   listed $299,900 Active
4. 2025-12-01
   historical
5. 2025-11-19
   listed $339,900 Active
6. 2000-04-28
   soldstatus $55,000

ⓘ 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: $5,575 · $465/mo
• Projected year-2 tax: $5,575 · $465/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,326
• − Mortgage interest: −$15,399
• − Property taxes: −$5,575
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$7,997
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $4,996/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: Brighton Central School District
• NCES district ID: 3605460
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 74% ▲ 6.00%
• Median HH income: $71,403
• Composite: 60.55/100
• National rank: #837
• State rank: #142 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

• Census place: Brighton, NY
• County: Monroe County · 674,131 people
• City population: 38,703
• Metro: Rochester, NY
• Population (ZIP): 25,476
• Household income: $125,098
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 548.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Asian/Pacific 2% Other Indo-European 2% Spanish 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: ▼ -246.83%
• Current HPI: 271.6387
• 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

+399.8% since first listed

6 events — show timeline

• 2026-01-05 Pending — UNYREIS
• 2025-12-18 Price Changed $274,900 UNYREIS
• 2025-12-01 Listing Removed — UNYREIS
• 2025-12-01 Listed $299,900 UNYREIS
• 2025-11-19 Listed $339,900 UNYREIS
• 2000-04-28 Sold (Public Records) $55,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,575 · +1.5% YoY. Source: county tax records.