2456 East Ave Unit F · Brighton, NY 14610

$139,900

2 bd · 1.0 ba · 945 sqft · Condo public records · 22 Days on market

Built 1959 $148/sqft · at area comps Est $140k · at est. $482/mo HOA · 24% of rent

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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 +21.5/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key, 2-bedroom, 1 full bath condo in the highly sought-after East/Clover/Highland location with PENFIELD SCHOOLS!!! Featuring stylish new luxury vinyl flooring, an updated kitchen with stainless steel appliances and two new AC units! This condo is truly move-in ready. Enjoy plenty of storage, convenient on-site laundry, and an included storage unit. Relax on your private balcony or take advantage of two private entrances for added flexibility. With heat, water, garbage, and snow removal all included in the HOA, you’ll love the easy, low-maintenance lifestyle. LOW TAXES and strong value make this an ideal option for homeowners or investors alike.

Key facts

• Private balcony
• Updated kitchen
• On-site laundry

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE BALCONY
• TWO PRIVATE ENTRANCES
• ON-SITE LAUNDRY
• INCLUDED STORAGE UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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+, 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: Rents rising (+2.7%/yr); 85 active listings in the ZIP; 6 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 $967 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $90k; list at $140k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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 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?
6. 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?
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: 1.45% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 5.8

CMA / ARV

• ARV (median comp): $140,013
• List price: $139,900
• Delta: -0.08%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,643
• Equity at exit: $20,860

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $7,594
• Equity at exit: $12,096

Cash invested: $39,172 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$734
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$58
• HOA: −$482
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $209

Break-even live

Break-even rent $1,758

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $288	-5% $248	+0% $209	+5% $169	+10% $130
Rent	-10% $49	-5% $129	+0% $209	+5% $289	+10% $369
Rate	-1.0pp $279	-0.5pp $244	base $209	+0.5pp $173	+1.0pp $136

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,187	$1.87	4d	17	0.09mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	4d	22	1.15mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	4d	1	1.20mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	11d	1	1.20mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,397	$2.54	4d	1	1.21mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	45d	1	1.23mi

HOA detail condo

• Monthly dues: $482 · $5,784/yr
• Likely covers: watertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-08
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Turn-key, 2-bedroom, 1 full bath condo in the highly sought-after East/Clover/Highland location with PENFIELD SCHOOLS!!! Featuring stylish new luxury vinyl flooring, an updated kitchen with stainless steel appliances and two new AC units! This condo is truly move-in ready. Enjoy plenty of storage, convenient on-site laundry, and an included storage unit. Relax on your private balcony or take advantage of two private entrances for added flexibility. With heat, water, garbage, and snow removal all included in the HOA, you’ll love the easy, low-maintenance lifestyle. LOW TAXES and strong value make this an ideal option for homeowners or investors alike.

2. 2026-04-15
   listed $139,900 Active 664-char remark

   Show marketing remark (664 chars)

   Turn-key, 2-bedroom, 1 full bath condo in the highly sought-after East/Clover/Highland location with PENFIELD SCHOOLS!!! Featuring stylish new luxury vinyl flooring, an updated kitchen with stainless steel appliances and two new AC units! This condo is truly move-in ready. Enjoy plenty of storage, convenient on-site laundry, and an included storage unit. Relax on your private balcony or take advantage of two private entrances for added flexibility. With heat, water, garbage, and snow removal all included in the HOA, you’ll love the easy, low-maintenance lifestyle. LOW TAXES and strong value make this an ideal option for homeowners or investors alike.

3. 2021-09-22
   soldstatus $90,000 Closed Sale or Rented 256-char remark

   Show marketing remark (256 chars)

   Move right in! Updated kitchen and bath, wall to wall carpeting (over hardwoods). Two generous sized bedrooms. Loads of storage space with multiple closets. Private balcony. Front door entry and back door as well for easy parking adjacent to the building.

4. 2021-08-09
   status Pending Sale 256-char remark

   Show marketing remark (256 chars)

   Move right in! Updated kitchen and bath, wall to wall carpeting (over hardwoods). Two generous sized bedrooms. Loads of storage space with multiple closets. Private balcony. Front door entry and back door as well for easy parking adjacent to the building.

5. 2021-07-27
   listed $89,900 Active 256-char remark

   Show marketing remark (256 chars)

   Move right in! Updated kitchen and bath, wall to wall carpeting (over hardwoods). Two generous sized bedrooms. Loads of storage space with multiple closets. Private balcony. Front door entry and back door as well for easy parking adjacent to the building.

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: +$492/yr (+$41/mo · 35.7%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,270
• − Mortgage interest: −$7,837
• − Property taxes: −$1,379
• − Insurance: −$700
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$5,784
• − Depreciation: −$4,070
• Taxable income: $618
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,359/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

• Census place: Brighton, NY
• County: Monroe County · 674,131 people
• City population: 38,703
• Metro: Rochester, NY
• Population (ZIP): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -86.64%
• Current HPI: 280.8593
• 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

+55.6% since first listed

5 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-04-15 Listed $139,900 UNYREIS
• 2021-09-22 Sold (MLS) $90,000 UNYREIS
• 2021-08-09 Pending — UNYREIS
• 2021-07-27 Listed $89,900 UNYREIS

Property tax history

+9.4%/yr

Latest (2025): $1,379 · -0.8% YoY. Source: county tax records.