25 Coral Way · Brighton, NY 14618

$429,000

4 bd · 2.0 ba · 2,130 sqft · SingleFamily public records · 11 Days on market

Built 1963 0.43 ac lot $201/sqft · 15% below area Est $504k · 15% 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).

• Cash flow +14.3/30.0
• ARV discount +14.2/15.0
• Schools +6.1/10.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CURB APPEAL FOR DAYS! Gorgeous gardens, flowering foliage and trees, and lush landscaping surround this SPECIAL four-bedroom, two full bath Cape Cod home. The entry level welcomes you with a generous foyer, a wide and sun-filled formal living room with an oversized picture window, an entertaining-sized dining room, and a warm eat-in kitchen featuring abundant cabinetry, tile flooring, and newer appliances (all within the last six years). A cozy family room with vaulted ceilings, recessed lighting, and FIREPLACE flows seamlessly into a sunny enclosed porch. This home LIVES LIKE A RANCH, offering the ease of two first-floor bedrooms and a full bath—perfect for flexible living, with the

Key facts

• Gorgeous gardens
• Flowering foliage
• Generous foyer

Tags

• GORGEOUS GARDENS
• FLOWERING FOLIAGE
• LUSH LANDSCAPING
• GENEROUS FOYER
• SUN FILLED FORMAL LIVING ROOM
• OVERSIZED PICTURE WINDOW

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener; Electricity to garage
• Security: Owned security system; Full yard fencing
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical service
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Enclosed porch; Porch; Patio; Fully fenced yard; Blacktop driveway; Patio; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Disposal; Freezer; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Bedroom on main level (accessible)
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cedar closet(s); Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Pantry; Sliding glass door(s); Natural woodwork; Air filtration; Programmable thermostat; Thermal windows; Sliding doors; Accessible bedroom; Has basement (partially finished) with sump pump; Two fireplaces
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater; Humidifier; Generator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $80 ($961/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $421k (1.9% below list).
• Recommended offer: $421k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-.
• Brighton Central School District (suburban): math 64% / reading 74% proficiency, ranked #142 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 40% of the median local income ($125k/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 $3k of loan paydown is wiped out by about $13k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $420,810 (1.9% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (median comp): $503,929
• List price: $429,000
• Delta: -14.87%
• 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
25 Coral Way	0.00mi	4/2.0	2,130 (0%)	0mo	$440,000	$207	100
290 Dunrovin Ln	0.17mi	4/2.5	2,252 (+6%)	1mo	$380,500	$169	80
110 Dunrovin Ln	0.22mi	4/2.5	2,236 (+5%)	1mo	$421,000	$188	78
135 Crandon Way	0.21mi	4/2.5	1,932 (-9%)	0mo	$393,000	$203	72
90 Willowcrest Dr	0.45mi	4/2.0	2,074 (-3%)	6mo	$365,000	$176	70
434 French Rd	0.36mi	4/2.5	2,072 (-3%)	10mo	$510,000	$246	69
20 Coral Way	0.05mi	3/2.0 (-1)	2,392 (+12%)	7mo	$510,000	$213	66
145 Shalimar Dr	0.40mi	3/2.5 (-1)	2,080 (-2%)	7mo	$357,000	$172	64
477 French Rd	0.54mi	3/2.0 (-1)	2,180 (+2%)	8mo	$540,000	$248	60
18 Birmingham Dr	0.73mi	4/2.5	2,087 (-2%)	6mo	$390,000	$187	55
56 Hunters Ln	0.69mi	3/2.5 (-1)	1,926 (-10%)	2mo	$506,000	$263	43
301 Idlewood Rd	0.67mi	4/1.5	1,810 (-15%)	6mo	$475,000	$262	36

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-64,181
• Equity at exit: $63,965

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-48,365
• Equity at exit: $37,092

Cash invested: $120,120 (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 14618

• Active inventory: 115
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,208 medium
• Mortgage (P&I): −$2,250
• Tax from tax record: −$816 /mo · $9,790/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $80

Break-even live

Break-even rent $4,107

Max offer price $429,000

Occupancy floor 93%

Sensitivity live

Price	-10% $323	-5% $201	+0% $80	+5% $-41	+10% $-163
Rent	-10% $-252	-5% $-86	+0% $80	+5% $246	+10% $413
Rate	-1.0pp $296	-0.5pp $189	base $80	+0.5pp $-31	+1.0pp $-144

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 French Rd Rochester, NY	4.0	2.5	2784	$4,500	$1.62	22d	1	0.55mi
99 Brittany Ln Pittsford, NY	2.0–3.0	2.0	1590	$2,679	$1.68	3d	1	1.46mi

Listing history 3 events

1. 2026-06-03
   statusdays on market $429,000 Pending 11 DOM
2. 2026-05-11
   status Pending 1384-char remark
3. 2026-04-30
   listed $429,000 Active 1384-char remark

ⓘ 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: $9,790 · $816/mo
• Projected year-2 tax: $9,790 · $816/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 · 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: $50,497
• − Mortgage interest: −$24,031
• − Property taxes: −$9,790
• − Insurance: −$2,145
• − Repairs & maintenance: −$4,040
• − Management: −$4,040
• − Depreciation: −$12,480
• Taxable loss: −$6,028
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $2,408/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: Brighton Central School District
• NCES district ID: 3605460
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 74% ▲ 6.00%
• Median HH income: $71,403
• Composite: 60.55/100
• National rank: #837
• State rank: #142 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

• Census place: Brighton, NY
• County: Monroe County · 674,131 people
• City population: 38,703
• Metro: Rochester, NY
• Population (ZIP): 25,476
• Household income: $125,098
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 548.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Asian/Pacific 2% Other Indo-European 2% 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: ▼ -246.83%
• Current HPI: 271.6387
• 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

+2.6% since first listed

5 events — show timeline

• 2026-06-17 Sold (MLS) $440,000 UNYREIS
• 2026-06-03 Pending — UNYREIS
• 2026-05-19 Sold (MLS) $440,000 UNYREIS
• 2026-05-11 Pending — UNYREIS
• 2026-04-30 Listed $429,000 UNYREIS

Property tax history

+2.0%/yr

Latest (2025): $9,790 · +3.5% YoY. Source: county tax records.