3073 E Henrietta Rd · Brighton, NY 14467

$399,900

5 bd · 4.0 ba · 3,424 sqft · MultiFamily public records · 23 Days on market

Built 1830 0.52 ac lot $117/sqft · 22% above area Est $328k · 22% over

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Excellent 3-Unit Property in the town of Henrietta within the Rush-Henrietta school district. Owner occupant opportunity to live in a 1,900sqft, three bedroom, two full bath unit with the other two apartments helping to pay your mortgage. Also, a two story barn with over 2,000 square feet that generates additional income or lots of extra storage for you! Conveniently located near shopping, dining, and RIT, this property benefits from strong rental demand. Whether you’re a seasoned investor, just starting your portfolio, or looking for a great living space, this is a fantastic opportunity to own a cash-flowing asset!

Key facts

• Occupied units
• Strong rental demand
• Turnkey investment

Tags

• TURNKEY INVESTMENT
• OCCUPIED UNITS
• RENTAL INCOME
• TENANT FRIENDLY ENVIRONMENT
• STRONG RENTAL DEMAND
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Below-grade finished area recorded; Lot dimensions approximately 42 x 292
• Financial info: Three-unit property; Separate electric meter for each unit (3); Single gas meter for the building (1); Operating expenses include insurance, maintenance (structure and general), snow removal, trash, and water; Owner pays grounds care, snow removal, trash collection, and water; Current rents reported: $700 (one 1-bed), $800 (one 1-bed), $1,750 (one 3-bed)

Exterior

• Parking: 2-car garage; Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Electric service with circuit breakers
• Home design: 2-story building; Resale property
• Construction: Brick construction; Asphalt and rolled/hot mop roof; Stone foundation; Basement below-grade finished area
• Exterior features: Irregular lot; Main thoroughfare road frontage; Walk-out basement; Partially finished basement

Interior

• Kitchen: Oven/Range in each unit; Refrigerator in each unit; Formal dining room in one unit
• Bedrooms: One 1-bedroom unit; One 1-bedroom unit; One 3-bedroom unit
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: Four full bathrooms across units; Unit breakdown: two units with one full bath each; one unit with two full baths
• Heating & cooling: Heating: Electric and Gas; Baseboard heating; Hot water heating
• Interior features: Sliding doors; Sliding glass door(s)
• Laundry & utility: Laundry in-unit for the 3-bedroom unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/2-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $842/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $7,040/mo this rent would consume 95% of the median local household income ($89k/yr) (locally 265% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $400k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $393,901 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.08%
• DSCR: 2.20
• GRM: 4.7

CMA / ARV

• ARV (median comp): $328,500
• List price: $399,900
• Delta: 21.74%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.75×
• Total profit: $84,412
• Equity at exit: $59,626

10-year hold

• IRR: 26.1%
• Equity multiple: 3.09×
• Total profit: $234,338
• Equity at exit: $34,576

Cash invested: $111,972 (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: 14.2×

Monthly cashflow live

• Estimated rent: $7,040 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$771 /mo · $9,255/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,478
• Net cashflow: $2,527

Break-even live

Break-even rent $3,842

Max offer price $399,900

Occupancy floor 59%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	2	$7,041
Total (3 units)			$7,040

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   status $399,900 Active 23 DOM
2. 2026-05-13
   price $399,900 630-char remark
3. 2026-05-06
   listed $350,000 Active 630-char remark
4. 2005-09-29
   soldstatus $60,015
5. 2004-06-22
   soldstatus $135,000

ⓘ 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: $9,255 · $771/mo
• Projected year-2 tax: $9,255 · $771/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 2/10 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: $84,480
• − Mortgage interest: −$22,401
• − Property taxes: −$9,255
• − Insurance: −$2,000
• − Repairs & maintenance: −$6,758
• − Management: −$6,758
• − Depreciation: −$11,633
• Taxable income: $25,674
• Est. tax owed @ 24.0%: −$6,162
• After-tax cash flow: $24,157/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

+196.2% since first listed

5 events — show timeline

• 2026-05-29 Pending — UNYREIS
• 2026-05-13 Price Changed $399,900 UNYREIS
• 2026-05-06 Listed $350,000 UNYREIS
• 2005-09-29 Sold (Public Records) $60,015 Public Records
• 2004-06-22 Sold (Public Records) $135,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $9,255 · +8.5% YoY. Source: county tax records.