197 Brayton Rd · Rochester, NY 14616

$134,900

2 bd · 1.0 ba · 937 sqft · SingleFamily public records · 6 Days on market

Built 1890 5,220 sqft lot Est $177k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +6.0/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Cottage with Endless Potential in a Prime Location! Set back from the road on a peaceful, private lot, this 2-bedroom, 1-bath ranch-style cottage offers 937 square feet of solid opportunity. With great bones and a functional, single-level layout, this home is a perfect candidate for a full renovation or investment project. Inside, the home is in need of updates throughout—but that means a blank slate for your vision. Whether you’re looking to flip, rent, or customize your own retreat, the possibilities are endless. Imagine restoring the cozy cottage charm while adding modern finishes and smart upgrades to boost long-term value. Located in a high-demand area with quick access to shopping, dining, and commuter routes, this property checks all the boxes for location, layout, and potential. Ample yard space and the home’s setback from the road add extra appeal for future curb appeal and privacy enhancements. Home is being sold as-is, giving you the freedom to design, improve, and capitalize without limitations. Bring your tools and creativity—this is the one you’ve been waiting for.

Key facts

• New flooring
• Granite counter tops
• New boiler lines

Tags

• NEW WHITE EAT IN KITCHEN
• GRANITE COUNTER TOPS
• BEAUTIFUL NEW BATHROOM
• REPLACEMENT WINDOWS
• NEW FLOORING
• NEW BOILER LINES

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story home; Existing (previously built)
• Construction: Vinyl siding; Copper plumbing; PEX plumbing; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Near public transit; Residential lot; Irregular lot; City street frontage; Lot dimensions 45 x 116

Interior

• Kitchen: Disposal; Range hood
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Den; Entrance foyer; Eat-in kitchen; Separate/formal living room; Living/dining room; Convertible bedroom; Main level primary; Thermal windows; Accessible bedroom; No stairs; Accessible entrance
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $28 ($334/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 6.5% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment F.
• Greece Central School District (suburban): math 35% / reading 39% proficiency, ranked #544 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 112 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $933 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.

Negotiation context

• Only 6 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.
• Current owner paid $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1890 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.10% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $177,093
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Mosley Rd	0.11mi	2/1.0	908 (-3%)	4mo	$153,000	$169	87
240 Brayton Rd	0.07mi	3/1.0 (+1)	980 (+5%)	7mo	$120,000	$122	79
76 Hager Rd	0.24mi	2/1.0	880 (-6%)	1mo	$130,000	$148	78
358 Brayton Rd	0.23mi	2/1.0	904 (-4%)	7mo	$125,000	$138	78
36 Fallenson Dr	0.40mi	3/1.0 (+1)	988 (+5%)	1mo	$220,000	$223	67
46 Cloverdale Rd	0.52mi	2/1.5	920 (-2%)	7mo	$215,000	$234	65
3303 Dewey Ave	0.47mi	2/1.5	1,011 (+8%)	1mo	$165,000	$163	62
72 Mosley Rd	0.20mi	1/1.0 (-1)	809 (-14%)	7mo	$155,000	$192	57
976 Denise Rd	0.69mi	3/1.5 (+1)	950 (+1%)	7mo	$135,000	$142	53
4081 Mount Read Blvd	0.36mi	3/1.5 (+1)	1,056 (+13%)	5mo	$200,000	$189	51
327 Estall Rd	0.71mi	3/1.0 (+1)	864 (-8%)	3mo	$170,000	$197	46
194 Mcguire Rd	0.61mi	3/1.0 (+1)	1,048 (+12%)	7mo	$247,500	$236	41

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-19,935
• Equity at exit: $20,114

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-14,455
• Equity at exit: $11,664

Cash invested: $37,772 (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 14616

• Home prices YoY: -18.0%
• Active inventory: 112
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$707
• Tax from tax record: −$382 /mo · $4,580/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $28

Break-even live

Break-even rent $1,450

Max offer price $134,900

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $66	+0% $28	+5% $-10	+10% $-49
Rent	-10% $-89	-5% $-31	+0% $28	+5% $86	+10% $145
Rate	-1.0pp $96	-0.5pp $62	base $28	+0.5pp $-7	+1.0pp $-43

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Whitehall Dr Greece, NY	1.0–2.0	1.0	850	$1,230	$1.45	4d	1	0.31mi
4 Valley Brook Cir Greece, NY	2.0	1.5	1047	$2,306	$2.20	4d	3	0.64mi
553 Britton Rd Unit Uppr Rochester, NY	2.0	1.0	750	$1,300	$1.73	16d	1	0.68mi
108 Glenbrook Rd Rochester, NY	3.0	1.0	1088	$1,850	$1.70	25d	1	0.72mi
419 Britton Rd Rochester, NY	2.0	1.5	1025	$1,595	$1.56	4d	1	0.88mi
154 Woodhill Dr Unit 3 Greece, NY	2.0	1.0	800	$1,350	$1.69	23d	1	0.91mi
154 Woodhill Dr Greece, NY	1.0–2.0	1.0	740	$1,350	$1.82	4d	2	0.91mi
146 Woodhill Dr Unit 6 Rochester, NY	1.0	1.0	680	$1,225	$1.80	25d	1	0.92mi
146 Woodhill Dr Unit 146-06 Woodhill Rochester, NY	1.0	1.0	680	$1,225	$1.80	21d	1	0.92mi
146 Woodhill Dr Rochester, NY	1.0	1.0	680	$1,225	$1.80	12d	1	0.92mi
360 Britton Rd Rochester, NY	1.0–2.0	1.0	837	$1,479	$1.77	4d	2	0.95mi
704 Rumson Rd Rochester, NY	3.0	1.0	1100	$1,950	$1.77	5d	1	1.12mi
188 Stonewood Ave Rochester, NY	1.0–2.0	1.0	675	$1,325	$1.96	13d	12	1.13mi
172 Stonewood Ave Unit 3 Greece, NY	1.0	1.0	650	$1,200	$1.85	5d	1	1.14mi
534-582 Denise Rd Unit 562 Rochester, NY	2.0	1.0	1000	$1,575	$1.57	4d	1	1.20mi
44 Windsor Rd Rochester, NY	3.0	1.0	882	$1,795	$2.04	4d	1	1.22mi
1255 Latta Rd Greece, NY	1.0–2.0	1.0	705	$1,570	$2.23	4d	5	1.28mi

Listing history 5 events

1. 2026-06-22
   days on market $134,900 Active 6 DOM
2. 2026-06-18
   days on market $134,900 Active 3 DOM
3. 2026-06-17
   days on market $134,900 Active 2 DOM
4. 2026-06-15
   remarks 459-char remark
5. 2026-06-15
   listed $134,900 Active 1 DOM

ⓘ 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: $4,580 · $382/mo
• Projected year-2 tax: $4,580 · $382/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 ≥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: $17,819
• − Mortgage interest: −$7,556
• − Property taxes: −$4,580
• − Insurance: −$674
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,924
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $758/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: Greece Central School District
• NCES district ID: 3612630
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $52,718
• Composite: 32.26/100
• National rank: #5761
• State rank: #544 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 26,863
• Household income: $66,499
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 789.0

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 (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, Jamaica
• Languages at home: 88% English-only · Spanish 5% Arabic 2% Other Asian/Pacific 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: ▼ -54.14%
• Current HPI: 246.1703
• 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

+206.6% since first listed

6 events — show timeline

• 2026-06-15 Listed $134,900 UNYREIS
• 2025-07-24 Sold (Public Records) $65,000 Public Records
• 2025-07-24 Sold (MLS) $65,000 UNYREIS
• 2025-06-21 Pending — UNYREIS
• 2025-06-16 Listed $70,000 UNYREIS
• 1999-12-08 Sold (Public Records) $44,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,580 · +71.8% YoY. Source: county tax records.