432 Hollybrook Rd · Brighton, NY 14623

$163,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 7 Days on market

Built 1955 0.38 ac lot $163/sqft · 39% below area Est $268k · 39% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +8.4/10.0
• 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

WELCOME TO THIS LOVELY RANCH IN A DESIRABLE NEIGHBORHOOD, NEAR SCHOOLS, HOSPITAL, SHOPPING , RESTAURANTS AND PARKS. LARGE FENCED IN BACKYARD. 1 CAR GARAGE WITH LOTS OF STORAGE, PLUS A SHED IN THE BACKYARD. THIS 3 BEDROOM, 1 BATHROOM HOME HAS MANY UPDATES, ALL NEW APPLIANCES IN THE KITCHEN, NEWER DRIVEWAY , NEW GARAGE DOOR-2025, HOT WATER TANK-2025, SUMP-PUMP-2023, ROOF 2007 AND NEW WINDOWS IN 2005-2006. OPEN HOUSE MAY 3 2:00-4:00. DELAYED NEGOTIATIONS ON MAY 7 AT NOON, PLEASE ALLOW 36 HOURS TO HEAR BACK. HOME IS BEING SOLD AS IS. THERE ARE 4 FAMILY MEMBERS ON FILE.

Key facts

• Hot water tank
• Lots of storage
• Newer driveway

Tags

• LARGE FENCED IN BACKYARD
• LOTS OF STORAGE
• NEW APPLIANCES IN THE KITCHEN
• NEWER DRIVEWAY
• NEW GARAGE DOOR
• HOT WATER TANK

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage with electricity, storage and workshop space; Driveway; Garage door opener; One garage space
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Existing structure; Entry level main floor; Asphalt roof
• Construction: Wood siding; Insulated attic/crawl hatchway(s); Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Partial fence; Patio; Shed(s) and exterior storage; Near public transit; Rectangular residential lot; Road frontage on city street and main thoroughfare

Interior

• Kitchen: Free-standing range; Oven; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Three main-level bedrooms; Primary bedroom on main level
• Flooring: Hardwood; Carpet; Vinyl; Resilient flooring; Varied flooring types
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Forced air; Hot water heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Combined living/dining area; Natural woodwork; Window treatments; Programmable thermostat; Workshop space; Thermal windows; Drapes; No stairs (accessible)
• Laundry & utility: Washer and dryer located in basement; Gas water heater; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 9.1% 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-.
• 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; 3 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 40% 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,000

Questions for the listing agent

1. Built in 1955 — 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: 1.34% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 6.2

CMA / ARV

• ARV (median comp): $267,552
• List price: $163,000
• Delta: -39.08%
• 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
432 Hollybrook Rd	0.00mi	3/1.0	1,000 (0%)	0mo	$230,000	$230	100
384 Hollybrook Rd	0.11mi	3/1.5	1,000 (0%)	2mo	$285,000	$285	91
88 Rouge Rd	0.25mi	3/1.0	1,012 (+1%)	7mo	$245,900	$243	80
7 Rouge Rd	0.38mi	3/1.5	1,000 (0%)	1mo	$242,000	$242	80
48 Rouge Rd	0.31mi	3/1.0	1,025 (+2%)	2mo	$250,000	$244	79
292 Hollybrook Rd	0.32mi	2/1.5 (-1)	1,025 (+2%)	3mo	$261,000	$255	72
48 Coronet Rd	0.64mi	3/1.0	1,008 (+1%)	3mo	$270,000	$268	66
16 Down St	0.68mi	3/1.0	1,000 (0%)	6mo	$210,000	$210	63
16 Burt Dr	0.71mi	3/1.0	1,000 (0%)	7mo	$176,000	$176	61
199 Castle Rd	0.66mi	3/1.0	1,050 (+5%)	2mo	$226,000	$215	59
172 Hollybrook Rd	0.60mi	3/1.0	1,069 (+7%)	9mo	$235,000	$220	52
183 Castle Rd	0.70mi	3/1.0	925 (-8%)	10mo	$250,000	$270	47

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $5,161
• Equity at exit: $24,304

10-year hold

• IRR: 15.5%
• Equity multiple: 2.47×
• Total profit: $67,054
• Equity at exit: $14,093

Cash invested: $45,640 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,192 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$425 /mo · $5,098/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $384

Break-even live

Break-even rent $1,706

Max offer price $163,000

Occupancy floor 77%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1656 Jefferson Rd Rochester, NY	3.0	2.0	1050	$2,500	$2.38	44d	1	0.90mi
168 Surrey Hill Way Rochester, NY	2.0	1.5	1008	$1,700	$1.69	3d	1	1.04mi
2001-2055 E Henrietta Rd Rochester, NY	2.0	1.0	650	$1,525	$2.35	3d	8	1.08mi

Listing history 3 events

1. 2026-05-09
   status Pending 573-char remark
2. 2026-05-02
   listed $163,000 Active 573-char remark
3. 2004-12-21
   soldstatus $82,000

ⓘ 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: $5,098 · $425/mo
• Projected year-2 tax: $5,098 · $425/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: $26,300
• − Mortgage interest: −$9,131
• − Property taxes: −$5,098
• − Insurance: −$815
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$4,742
• Taxable income: $2,307
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $4,053/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

+180.5% since first listed

4 events — show timeline

• 2026-06-08 Sold (MLS) $230,000 UNYREIS
• 2026-05-09 Pending — UNYREIS
• 2026-05-02 Listed $163,000 UNYREIS
• 2004-12-21 Sold (Public Records) $82,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,098 · +35.2% YoY. Source: county tax records.