48 Macon Dr · Brighton, NY 14623

$179,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 5 Days on market

Built 1954 0.38 ac lot Est $226k · 20% 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).

• Cash flow +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled down to the studs. Everything is new including electrical, plumbing, windows, door, 50 year architectural roof with warrantee, kitchen with solid surface countertops and stainless steel appliances, new bathroom. Nothing to do. Easy to show. Owner has requested all offers to be received by Thursday 1/23 at 10 am and will review offers at noon.

Key facts

• Corian countertops
• Center island
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• VINYL REPLACEMENT WINDOWS
• ABUNDANT CABINET STORAGE
• CORIAN COUNTERTOPS
• CENTER ISLAND
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Single-story home; Existing construction; Facing city street
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Play structure; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom on main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Kitchen island; Pantry; Solid surface counters; Bedroom on main level; Full basement with sump pump
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.2% 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-.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 38% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $135k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.15% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $225,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Castle Rd	0.19mi	3/1.0	925 (0%)	10mo	$250,000	$270	83
48 Coronet Rd	0.08mi	3/1.0	1,008 (+9%)	3mo	$270,000	$268	79
199 Castle Rd	0.22mi	3/1.0	1,050 (+14%)	1mo	$226,000	$215	66
16 Burt Dr	0.39mi	3/1.0	1,000 (+8%)	7mo	$176,000	$176	62
39 Castle Rd	0.32mi	3/1.0	1,025 (+11%)	7mo	$245,000	$239	61
85 Lalanne Rd	0.38mi	2/1.5 (-1)	992 (+7%)	8mo	$260,000	$262	56
384 Hollybrook Rd	0.61mi	3/1.5	1,000 (+8%)	2mo	$285,000	$285	54
48 Rouge Rd	0.57mi	3/1.0	1,025 (+11%)	2mo	$250,000	$244	53
88 Rouge Rd	0.54mi	3/1.0	1,012 (+9%)	7mo	$245,900	$243	53
7 Rouge Rd	0.65mi	3/1.5	1,000 (+8%)	1mo	$242,000	$242	53
292 Hollybrook Rd	0.42mi	2/1.5 (-1)	1,025 (+11%)	3mo	$261,000	$255	53
432 Hollybrook Rd	0.71mi	3/1.0	1,000 (+8%)	0mo	$230,000	$230	53

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.72×
• Total profit: $-13,876
• Equity at exit: $26,824

10-year hold

• IRR: 6.5%
• Equity multiple: 1.56×
• Total profit: $28,280
• Equity at exit: $15,554

Cash invested: $50,372 (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 14623

• Rents YoY: 6.1%
• Active inventory: 48
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,063 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$477 /mo · $5,728/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $134

Break-even live

Break-even rent $1,893

Max offer price $179,900

Occupancy floor 88%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001-2055 E Henrietta Rd Rochester, NY	2.0	1.0	650	$1,525	$2.35	2d	8	0.38mi
2655 Brighton Henrietta Town Line Rd Rochester, NY	1.0–2.0	1.0	769	$1,870	$2.43	2d	6	1.00mi
1656 Jefferson Rd Rochester, NY	3.0	2.0	1050	$2,500	$2.38	43d	1	1.19mi
168 Surrey Hill Way Rochester, NY	2.0	1.5	1008	$1,700	$1.69	2d	1	1.38mi

Listing history 6 events

1. 2026-06-10
   status $179,900 Pending 5 DOM
2. 2026-06-09
   days on market $179,900 Active 5 DOM
3. 2026-06-09
   days on market $179,900 Active 4 DOM
4. 2026-06-07
   days on market $179,900 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $179,900 Active 1 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: $5,728 · $477/mo
• Projected year-2 tax: $5,728 · $477/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: $24,757
• − Mortgage interest: −$10,077
• − Property taxes: −$5,728
• − Insurance: −$900
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$5,233
• Taxable loss: −$1,142
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,884/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 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

• County: Monroe County · 674,131 people
• City population: 38,703
• Metro: Rochester, NY
• Population (ZIP): 26,032
• Household income: $65,342
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1161.0

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 (67%)
• Race & ethnicity: White 67% Asian 15% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 4% Other Indo-European 3% 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: ▼ -180.68%
• Current HPI: 262.8187
• Rent YoY: ▲ 6.06%
• 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

+199.8% since first listed

8 events — show timeline

• 2026-06-04 Listed $179,900 UNYREIS
• 2020-03-06 Sold (Public Records) $135,000 Public Records
• 2020-03-06 Sold (MLS) $135,000 UNYREIS
• 2020-02-11 Pending — UNYREIS
• 2020-01-23 Pending — UNYREIS
• 2020-01-20 Listed $129,900 UNYREIS
• 2018-10-03 Sold (Public Records) $45,600 Public Records
• 2002-04-18 Sold (Public Records) $60,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $5,728 · +29.6% YoY. Source: county tax records.