3212 E Henrietta Rd · Brighton, NY 14467

$125,000

3 bd · 1.0 ba · 1,783 sqft · SingleFamily public records · 7 Days on market

Built 1830 0.40 ac lot $70/sqft · 64% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 1-bath home full of opportunity and potential! Situated on a generously sized lot, this property offers plenty of outdoor space for entertaining, gardening, pets, or future improvements. Inside, you'll find a functional layout with spacious living areas and plenty of natural light throughout. This home presents an excellent chance for investors, renovators, or buyers looking to build equity and customize a home to their own style and needs. The large backyard provides endless possibilities, whether you envision creating an outdoor oasis, adding a garage or workshop, or simply enjoying extra room to spread out. Conveniently located near local schools, parks, shoppi

Key facts

• Generously sized lot
• Large backyard
• Outdoor space

Tags

• GENEROUSLY SIZED LOT
• OUTDOOR SPACE
• SPACIOUS LIVING AREAS
• LARGE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Architectural shingle roof; Stone foundation; Blown-in insulation; Existing construction
• Exterior features: Blacktop driveway; See remarks

Interior

• Kitchen: Eat-in kitchen; Solid surface counters
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Forced air
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Solid surface counters
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.3% 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 (+1.3%/yr); 39 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $864 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1830 — 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: 1.76% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 4.7

CMA / ARV

• ARV (median comp): $344,508
• List price: $125,000
• Delta: -63.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Finnegan Way	0.25mi	3/1.5	1,760 (-1%)	12mo	$250,000	$142	74
1463 Lehigh Station Rd	0.44mi	3/2.0	1,756 (-2%)	9mo	$260,000	$148	65
75 Willowford Dr	0.46mi	3/3.0	1,724 (-3%)	8mo	$460,000	$267	58
55 Agar Ave	0.67mi	3/1.0	1,728 (-3%)	7mo	$215,000	$124	58
118 Clooney Dr	0.33mi	4/2.5 (+1)	1,968 (+10%)	2mo	$320,000	$163	55
109 Valiant Dr	0.58mi	4/3.0 (+1)	1,768 (-1%)	10mo	$342,500	$194	50
26 Bemis	0.68mi	3/1.5	1,672 (-6%)	8mo	$257,500	$154	49
11 Authors Ave	0.56mi	4/2.0 (+1)	1,669 (-6%)	10mo	$335,000	$201	46
78 Stoddard Dr	0.74mi	4/1.5 (+1)	1,730 (-3%)	10mo	$290,000	$168	45
18 Hanson Cir	0.61mi	3/1.5	1,540 (-14%)	9mo	$333,000	$216	40
207 Valiant Dr	0.68mi	3/1.5	1,536 (-14%)	5mo	$280,000	$182	39
230 Mystic Lane Ln	0.69mi	4/2.0 (+1)	1,971 (+10%)	5mo	$350,000	$178	37

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.46×
• Total profit: $15,987
• Equity at exit: $18,638

10-year hold

• IRR: 19.2%
• Equity multiple: 2.46×
• Total profit: $51,093
• Equity at exit: $10,808

Cash invested: $35,000 (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 14467

• Home prices YoY: -13.8%
• Rents YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,198 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$404 /mo · $4,851/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $625

Break-even live

Break-even rent $1,407

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Agar Ave Henrietta, NY	3.0	1.0	1728	$2,350	$1.36	11d	1	0.68mi
142 Prentiss Way Unit 1 Henrietta, NY	3.0	1.0	1368	$2,000	$1.46	11d	1	0.86mi
47 Crimson Bramble Rd Rochester, NY	3.0	1.5	1616	$2,600	$1.61	21d	1	1.32mi
0 Traditions Pl Henrietta, NY	2.0	2.0	2000	$2,700	$1.35	43d	1	1.38mi

Listing history 2 events

1. 2026-05-13
   listed $125,000 Active 930-char remark
2. 2020-11-16
   soldstatus $93,000

ⓘ 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: $4,851 · $404/mo
• Projected year-2 tax: $4,851 · $404/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 ≥94°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: $26,380
• − Mortgage interest: −$7,002
• − Property taxes: −$4,851
• − Insurance: −$625
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$3,636
• Taxable income: $6,045
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $6,047/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): 10,168
• Household income: $88,653
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 265.0

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 (77%)
• Race & ethnicity: White 77% Asian 9% Black 6% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 2% Arabic 2% Chinese 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: ▼ -44.47%
• Current HPI: 276.5057
• Rent YoY: ▲ 1.28%
• 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

+34.4% since first listed

3 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $125,000 UNYREIS
• 2020-11-16 Sold (Public Records) $93,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,851 · -0.5% YoY. Source: county tax records.