12 Datewood Dr Unit DAT12 · Brighton, NY 14625

$89,900

2 bd · 1.0 ba · 704 sqft · Manufactured · 56 Days on market

Built 2026 Good condition $128/sqft · 83% above 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 +7.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Penfield Farms West's Gem-Don't miss out on this charming 2BR/1Bath. COME TOUR TODAY!

Key facts

• Built 2026
• Listed 56 days

Property features AI

Finance

• Financial info: Listing price $89,900

Exterior

• Home design: Single-level unit (Penfield plan)
• Exterior features: Living area of 704

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Spec-built Penfield plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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-.
• Pittsford Central School District (suburban): math 80% / reading 84% proficiency, ranked #34 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 63 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.10%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (median comp): $49,082
• List price: $89,900
• Delta: 83.16%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Starwood Dr	0.22mi	2/1.0	720 (+2%)	0mo	$64,900	$90	86
3 Starwood Dr	0.17mi	2/1.0	720 (+2%)	8mo	$26,000	$36	81
19 Elderberry Cir	0.03mi	2/1.0	720 (+2%)	18mo	$62,599	$87	80
36 Patio Dr	0.40mi	2/1.0	720 (+2%)	3mo	$20,000	$28	75
40 Norhill Dr	0.30mi	2/1.5	732 (+4%)	7mo	$60,000	$82	72
82 Gennis Dr	0.50mi	2/1.0	700 (-1%)	18mo	$46,000	$66	60
7 Skyview Dr	0.30mi	2/1.0	809 (+15%)	8mo	$10,000	$12	54

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: 43.3%
• Equity multiple: 2.87×
• Total profit: $47,047
• Equity at exit: $13,404

10-year hold

• IRR: 49.4%
• Equity multiple: 5.78×
• Total profit: $120,390
• Equity at exit: $7,773

Cash invested: $25,172 (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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $967

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,029	-5% $998	+0% $967	+5% $936	+10% $905
Rent	-10% $808	-5% $888	+0% $967	+5% $1,046	+10% $1,126
Rate	-1.0pp $1,012	-0.5pp $990	base $967	+0.5pp $944	+1.0pp $920

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	3d	1	1.08mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,187	$1.87	3d	17	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 56 DOM
2. 2026-06-17
   days on market $89,900 Active 55 DOM
3. 2026-06-16
   days on market $89,900 Active 54 DOM
4. 2026-06-15
   days on market $89,900 Active 53 DOM
5. 2026-06-13
   days on market $89,900 Active 51 DOM
6. 2026-06-13
   days on market $89,900 Active 50 DOM
7. 2026-06-10
   days on market $89,900 Active 48 DOM
8. 2026-06-09
   days on market $89,900 Active 47 DOM
9. 2026-06-09
   days on market $89,900 Active 46 DOM
10. 2026-06-07
    days on market $89,900 Active 45 DOM
11. 2026-06-03
    days on market $89,900 Active 41 DOM
12. 2026-06-03
    days on market $89,900 Active 40 DOM
13. 2026-06-01
    days on market $89,900 Active 39 DOM
14. 2026-05-31
    days on market $89,900 Active 38 DOM
15. 2026-04-23
    listed $89,900 Active 85-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,125
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$2,615
• Taxable income: $10,816
• Est. tax owed @ 24.0%: −$2,596
• After-tax cash flow: $9,007/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with recent updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Freshens up the home's appearance
• Both Landscaping around the deck — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Freshens up the home's appearance ↑
• Both Landscaping around the deck — Improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pittsford Central School District
• NCES district ID: 3623160
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 84% ▲ 7.00%
• Median HH income: $106,940
• Composite: 74.75/100
• National rank: #151
• State rank: #34 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

• City population: 38,703
• Population (ZIP): 10,667

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 3% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 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: ▼ -49.69%
• Current HPI: 275.9721
• Rent YoY: —
• Metro: —
• 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