124 Charleswood Dr · Brighton, NY 14534

$259,900

3 bd · 1.5 ba · 2,181 sqft · SingleFamily public records · 8 Days on market

Built 1967 0.50 ac lot Est $379k · 32% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this original owner home lovingly updated and maintained throughout the years. This home offers 4 bedrooms in a flexibles floor plan with spacious and open living areas. Loads of cabinets, pantry and newer appliances are found in your Kitchen. Sliding glass doors allow access to your deck and yard. Lower level provides a possible in-law or teen suite with bedroom, family room and full bath, for added versatility. Hardwoods under carpet on main floor, updated mechanicals and all appliances included make this home move-in ready. Prime location near Tinker Nature Park with easy access to walking trail and local amenities. Updates include Roof 2013, H2O 2020, Refrigerator 2025, stove

Key facts

• Sliding glass doors
• Updated mechanicals
• 0.5 acre lot

Tags

• SLIDING GLASS DOORS
• POSSIBLE IN-LAW SUITE
• HARDWOODS UNDER CARPET
• UPDATED MECHANICALS
• WHOLE HOUSE GENERATOR
• DUAL SYSTEM SUMP PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 8.4% 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: 188 active listings in the ZIP; 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $379,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Charleswood Dr	0.00mi	4/2.0 (+1)	2,181 (0%)	2mo	$336,000	$154	91
26 Williamsburg Rd	0.40mi	4/3.0 (+1)	2,116 (-3%)	6mo	$360,000	$170	60
61 Barnfield Rd	0.28mi	4/2.5 (+1)	2,344 (+8%)	8mo	$409,000	$174	59
45 Woodleaf	0.60mi	3/2.5	2,025 (-7%)	2mo	$555,000	$274	55
45 Barnfield Rd	0.22mi	4/2.0 (+1)	1,898 (-13%)	10mo	$310,000	$163	53
55 Rock Crk	0.63mi	4/2.5 (+1)	2,158 (-1%)	12mo	$500,000	$232	50
17 Oakshire Way	0.46mi	4/2.5 (+1)	2,445 (+12%)	1mo	$505,000	$207	49
165 Woodleaf	0.56mi	4/2.5 (+1)	2,026 (-7%)	6mo	$442,000	$218	48
32 Clearview Dr	0.47mi	3/2.5	1,896 (-13%)	7mo	$333,500	$176	47
10 Kathy Dr	0.48mi	4/2.5 (+1)	1,914 (-12%)	7mo	$332,000	$173	42
687 Pinnacle Rd	0.52mi	4/2.0 (+1)	2,492 (+14%)	6mo	$400,000	$161	39
179 Down St	0.68mi	3/2.0	1,924 (-12%)	10mo	$302,100	$157	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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-12,981
• Equity at exit: $38,752

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $26,602
• Equity at exit: $22,471

Cash invested: $72,772 (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 14534

• Active inventory: 188
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,045 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$479 /mo · $5,754/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $455

Break-even live

Break-even rent $2,469

Max offer price $259,900

Occupancy floor 80%

Sensitivity live

Price	-10% $602	-5% $529	+0% $455	+5% $382	+10% $308
Rent	-10% $215	-5% $335	+0% $455	+5% $576	+10% $696
Rate	-1.0pp $586	-0.5pp $521	base $455	+0.5pp $388	+1.0pp $319

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-11
   status Pending
2. 2026-03-03
   listed $259,900 Active

ⓘ 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: $5,754 · $479/mo
• Projected year-2 tax: $5,754 · $479/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 ≥96°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: $36,546
• − Mortgage interest: −$14,558
• − Property taxes: −$5,754
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,924
• − Management: −$2,924
• − Depreciation: −$7,561
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $5,096/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): 33,230
• Household income: $143,694
• Rent vs Own: 9.6% rent · 90.4% own
• Severe rent burden: 398.0

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% Asian 8% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Chinese 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: ▼ -232.40%
• Current HPI: 258.0726
• 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

2 events — show timeline

• 2026-03-11 Pending — UNYREIS
• 2026-03-03 Listed $259,900 UNYREIS

Property tax history

+13.5%/yr

Latest (2025): $5,754 · +131.5% YoY. Source: county tax records.