33 South Ave · Brockport, NY 14420

$184,900

4 bd · 1.5 ba · 2,239 sqft · SingleFamily public records · 12 Days on market

Built 1900 8,712 sqft lot Est $309k · 40% under ↓ 3% since listing

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this spacious home filled with historic charm in the heart of Brockport! You’ll be welcomed by a stunning entryway featuring beautiful woodwork and original hardware that highlight the home’s timeless character. Large, updated windows throughout fill the home with abundant natural sunlight. Enjoy peace of mind with major updates including the heating system and hot water replaced in 2020. Abundant storage throughout, including a large walk-in closet off the formal dining room and two pantries in the open kitchen. Upstairs, you’ll find four generously sized bedrooms, plus a huge partially finished attic—perfect for a rec room, home office, or additional livin

Key facts

• Stunning entryway
• Original hardware
• Updated windows

Tags

• HISTORIC CHARM
• STUNNING ENTRYWAY
• BEAUTIFUL WOODWORK
• ORIGINAL HARDWARE
• UPDATED WINDOWS
• ABUNDANT NATURAL SUNLIGHT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity connected (fuse panel); Public water connected; Sewer connected
• Home design: 2-story home; Existing condition
• Construction: Asphalt roof; Wood siding; Stone foundation; Attic/crawl hatchway(s) insulated; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Fully fenced yard; Full lot fencing; Near public transit; Rectangular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Hardwood; Laminate; Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Skylights; Thermal windows; Cedar closets; Ceiling fans; Separate/formal dining room; Separate/formal living room; Pantry; Storage; Programmable thermostat
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.4% vs local median 5.1% in Brockport — 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 73/100 on livability (#313 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($76k/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 $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1900 — 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 A-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 F 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $308,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Trefoil Ln	0.45mi	4/2.0	2,189 (-2%)	2mo	$302,000	$138	71
11 Keystone Ct	0.40mi	4/2.5	2,184 (-2%)	8mo	$292,000	$134	67
40 College St	0.27mi	3/1.5 (-1)	2,356 (+5%)	10mo	$324,000	$138	65
22 Coleman Creek Rd	0.30mi	4/2.0	1,950 (-13%)	2mo	$267,055	$137	61
11 Brockway Pl	0.12mi	3/2.0 (-1)	1,904 (-15%)	3mo	$190,000	$100	60
6 Keystone Ct	0.36mi	3/2.5 (-1)	2,310 (+3%)	11mo	$305,000	$132	59
51 College St	0.26mi	5/2.0 (+1)	2,568 (+15%)	4mo	$225,000	$88	53
1 Hickory	0.70mi	3/2.5 (-1)	2,170 (-3%)	0mo	$341,000	$157	53
31 Fairview Dr	0.66mi	5/2.0 (+1)	2,191 (-2%)	8mo	$201,000	$92	52
46 Chappell St	0.25mi	5/2.5 (+1)	1,904 (-15%)	10mo	$320,000	$168	46
21 Tudor Rd	0.47mi	5/3.5 (+1)	2,016 (-10%)	7mo	$332,000	$165	43
62 Crestview Dr	0.59mi	3/1.5 (-1)	1,987 (-11%)	12mo	$325,000	$164	39

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,207
• Equity at exit: $27,569

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $15,049
• Equity at exit: $15,987

Cash invested: $51,772 (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 14420

• Home prices YoY: -10.6%
• Rents YoY: 2.7%
• Active inventory: 79
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $319

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 79%

Sensitivity live

Price	-10% $446	-5% $382	+0% $319	+5% $255	+10% $191
Rent	-10% $159	-5% $239	+0% $319	+5% $398	+10% $478
Rate	-1.0pp $412	-0.5pp $366	base $319	+0.5pp $271	+1.0pp $222

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-09
   listed $184,900 Active
3. 2026-04-01
   status Pending
4. 2026-04-01
   historical
5. 2026-03-25
   listed $189,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,249
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,379
• Taxable income: $935
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $3,599/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: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Brockport

• Score: 73/100
• State rank: #313
• US rank: #5216

Category grades

Amenities F Commute F Cost of living A Crime F Employment D+ Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockport, NY
• County: Monroe County · 674,131 people
• City population: 20,375
• Metro: Rochester, NY
• Population (ZIP): 20,375
• Household income: $75,577
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 472.0

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% Hispanic / Latino 7% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -31.08%
• Current HPI: 261.3695
• 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

-2.6% since first listed

5 events — show timeline

• 2026-04-21 Pending — UNYREIS
• 2026-04-09 Listed $184,900 UNYREIS
• 2026-04-01 Pending — UNYREIS
• 2026-04-01 Listing Removed — UNYREIS
• 2026-03-25 Listed $189,900 UNYREIS

Property tax history

+6.4%/yr

Latest (2025): $10,850 · +9.2% YoY. Source: county tax records.