9 Poplar Dr · Brighton, NY 14625

$274,900

2 bd · 1.5 ba · 1,499 sqft · SingleFamily public records · 11 Days on market

Built 1951 0.26 ac lot Est $394k · 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +6.8/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious updated ranch ready for its new owner! Conveniently located only minutes to shopping, recreation/parks ( walk to Corbett's Glen Nature Park, Ellison Park, Irondequoit Creek and hiking trails), expressways and downtown Rochester. This lovely home features: an open floor plan, two spacious bedrooms with a possible third, one and one-half baths, grand living room with wood burning fireplace, concrete patio (2014), extra driveway lane for turnarounds and parking (2014), Newer furnace (2011) and hot water heater (2011). The modern kitchen includes refrigerator, stove, dishwasher and microwave. First floor laundry room includes washer and dryer . Hardwoods, ceramic tile and white six panel doors throughout, and a cozy enclosed porch. Schedule your private showing today!

Key facts

• Flexible layout
• Concrete patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• COZY WOOD BURNING FIREPLACE
• FLEXIBLE LAYOUT
• ABUNDANT NATURAL LIGHT
• RAISED GARDEN BED
• CONCRETE PATIO

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Attached garage with automatic opener; Driveway parking; Garage has electricity; Approximately 1.5 garage spaces
• Security: Fully fenced yard
• Utilities: Public water connected; Sewer connected; Electricity connected; Cable available
• Home design: Single-story home; Resale property; Architectural shingle roof
• Construction: Brick and vinyl siding exterior; Block foundation; Copper plumbing; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Enclosed porch; Fully fenced yard; Open porch; Patio; Shed(s) / storage

Interior

• Kitchen: Double oven; Microwave; Refrigerator; Eat-in kitchen; Breakfast bar; Kitchen/family room combo
• Bedrooms: Two main-level bedrooms; Convertible bedroom (could serve alternate uses)
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning; Circuit breaker electrical panel
• Interior features: Breakfast bar; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Kitchen/family room combo; Convertible bedroom; Thermal windows
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-47 ($-563/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (5.6% below list).
• Recommended offer: $259k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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+, employment 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.
• Zoned schools: Indian Landing Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 542 students, 22% FRL); Bay Trail Middle School (math 59% / reading 78%, grade A, #94 of 729 statewide, top 13%, 1,113 students, 23% FRL); Penfield Senior High School (math 98% / reading 72%, grade A, #369 of 1,100 statewide, top 34%, 1,424 students, 25% FRL).
• Market conditions: 63 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $145k; list at $275k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,378 (5.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — 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: 0.94% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $394,237
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Burrows Hills Dr	0.18mi	3/1.5 (+1)	1,456 (-3%)	6mo	$395,000	$271	76
1049 Penfield Rd	0.04mi	3/2.0 (+1)	1,371 (-8%)	8mo	$255,000	$186	70
24 Woodcrest Dr	0.19mi	2/2.0	1,690 (+13%)	4mo	$435,000	$257	65
68 Colonial Village Rd	0.51mi	3/1.5 (+1)	1,482 (-1%)	9mo	$260,000	$175	62
167 Commodore Pkwy	0.72mi	3/1.0 (+1)	1,503 (+0%)	6mo	$350,000	$233	54
2 Lafayette Pkwy	0.62mi	2/1.5	1,424 (-5%)	11mo	$450,000	$316	53
21 Stoneham Dr	0.60mi	3/1.5 (+1)	1,579 (+5%)	10mo	$510,000	$323	50
85 Dale Rd	0.61mi	3/2.0 (+1)	1,644 (+10%)	1mo	$459,000	$279	48
200 Alaimo Dr	0.65mi	3/1.0 (+1)	1,599 (+7%)	7mo	$270,000	$169	46
79 Colonial Village Rd	0.54mi	3/1.5 (+1)	1,349 (-10%)	14mo	$355,000	$263	42
84 Dale Rd	0.58mi	3/2.5 (+1)	1,286 (-14%)	2mo	$415,000	$323	39
39 Alaimo Dr	0.69mi	2/1.5	1,308 (-13%)	11mo	$292,500	$224	38

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-47,374
• Equity at exit: $40,988

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-44,452
• 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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,594 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$540 /mo · $6,478/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-47

Break-even live

Break-even rent $2,653

Max offer price $266,612

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $31	+0% $-47	+5% $-125	+10% $-203
Rent	-10% $-252	-5% $-149	+0% $-47	+5% $56	+10% $158
Rate	-1.0pp $92	-0.5pp $23	base $-47	+0.5pp $-118	+1.0pp $-191

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 4 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	4d	1	0.57mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	4d	1	0.61mi
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	4d	10	1.14mi
3765 East Ave Rochester, NY	2.0	1.5	1826	$2,900	$1.59	4d	1	1.45mi

Listing history 7 events

1. 2026-06-21
   days on market $274,900 Active 11 DOM
2. 2026-06-18
   days on market $274,900 Active 8 DOM
3. 2026-06-17
   days on market $274,900 Active 7 DOM
4. 2026-06-16
   days on market $274,900 Active 6 DOM
5. 2026-06-15
   days on market $274,900 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $274,900 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: $6,478 · $540/mo
• Projected year-2 tax: $6,478 · $540/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 2/10 Low
• 🌡 Heat 2/10 Low 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: $31,125
• − Mortgage interest: −$15,399
• − Property taxes: −$6,478
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$7,997
• Taxable loss: −$5,103
• Est. tax savings @ 24.0%: +$1,225
• After-tax cash flow: $662/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: 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

+208.9% since first listed

15 events — show timeline

• 2026-06-10 Listed $274,900 UNYREIS
• 2017-07-26 Sold (Public Records) $145,000 Public Records
• 2017-07-25 Sold (MLS) $145,000 UNYREIS
• 2017-07-10 Pending — UNYREIS
• 2017-07-06 Relisted — UNYREIS
• 2017-06-12 Contingent — UNYREIS
• 2017-05-23 Price Changed $149,900 UNYREIS
• 2017-05-15 Relisted — UNYREIS
• 2017-05-08 Listing Removed — UNYREIS
• 2017-05-04 Listed $159,900 UNYREIS
• 2011-05-16 Sold (Public Records) $133,000 Public Records
• 2011-05-13 Sold (MLS) $133,000 UNYREIS
• 2011-02-01 Listed $134,900 UNYREIS
• 2006-09-25 Sold (Public Records) $100,000 Public Records
• 1993-02-22 Sold (Public Records) $89,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $6,478 · +3.3% YoY. Source: county tax records.