648 Pinnacle Rd · Brighton, NY 14534

$229,900

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 9 Days on market

Built 1956 0.46 ac lot $161/sqft · 27% below area Est $317k · 27% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.9/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this WELL KEPT Charming 3 Bedroom Ranch with a unique designed fireplace with vaulted ceilings galore! Welcome guests and Relax and Enjoy time in the classy carpeted 23'x11' Breezeway. Eat in Kitchen with oak cabinets, seller is including ALL appliances. Beautiful hardwood floors, central air, attached 1 car garage, small storage shed in back corner of the private backyard. Full clean dry basement offers lots of possibilities. Seller is selling all furniture tagged. Delayed negotiations until Tuesday October 27th at 5pm. Make all offers good until the 28th.

Key facts

• Eat-in kitchen
• Expansive backyard
• Bright sunroom

Tags

• MID-CENTURY MODERN RANCH
• HARDWOOD FLOORS
• OPEN LIVING AND DINING ROOM
• EAT-IN KITCHEN
• BRIGHT SUNROOM
• EXPANSIVE BACKYARD

Property features AI

Exterior

• Parking: Attached garage; 1 garage space; Driveway parking
• Security: Owned security system
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Entry level: main level; Existing construction
• Construction: Cedar exterior; Architectural shingle roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Shed(s)/storage

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric oven; Electric range; Free-standing range; Microwave; Oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Central air conditioning; Gas forced-air heating; Circuit breaker electrical panel
• Interior features: Cathedral ceilings; Eat-in kitchen; Separate/formal living room; Living/dining room; Storm windows; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 9.5% 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-.
• 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: 186 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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 $168k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1956 — 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: 1.29% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (median comp): $316,686
• List price: $229,900
• Delta: -27.40%
• 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
1168 Calkins Rd	0.27mi	3/1.5	1,265 (-11%)	6mo	$250,000	$198	63
221 Butler Dr	0.67mi	3/2.0	1,451 (+2%)	8mo	$322,500	$222	58
500 Pinnacle Rd	0.38mi	3/1.5	1,632 (+14%)	2mo	$303,000	$186	57
449 Pinnacle Rd	0.52mi	3/2.0	1,521 (+6%)	10mo	$273,000	$179	55
36 Hartwood Dr	0.73mi	3/2.0	1,394 (-2%)	7mo	$205,000	$147	54
41 Fox Chapel Rd	0.59mi	3/1.0	1,290 (-10%)	1mo	$315,000	$244	53
168 Butler Dr	0.64mi	3/2.5	1,524 (+7%)	6mo	$361,000	$237	50
207 Valiant Dr	0.72mi	3/1.5	1,536 (+8%)	5mo	$280,000	$182	50
174 Valiant Dr	0.66mi	3/1.0	1,268 (-11%)	2mo	$296,000	$233	47
24 Masthead Way	0.63mi	4/2.0 (+1)	1,575 (+10%)	1mo	$290,000	$184	46
135 Colony Ln	0.57mi	4/2.0 (+1)	1,575 (+10%)	8mo	$317,000	$201	42
135 Faircrest Rd	0.74mi	3/2.0	1,626 (+14%)	8mo	$285,000	$175	33

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,074
• Equity at exit: $34,279

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $52,808
• Equity at exit: $19,878

Cash invested: $64,372 (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 14534

• Active inventory: 186
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,966 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$426 /mo · $5,113/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $615

Break-even live

Break-even rent $2,187

Max offer price $229,900

Occupancy floor 74%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-13
   listed $229,900 Active 1538-char remark
2. 2021-01-04
   soldstatus $168,000 Closed Sale or Rented 574-char remark

   Show marketing remark (574 chars)

   Don't miss this WELL KEPT Charming 3 Bedroom Ranch with a unique designed fireplace with vaulted ceilings galore! Welcome guests and Relax and Enjoy time in the classy carpeted 23'x11' Breezeway. Eat in Kitchen with oak cabinets, seller is including ALL appliances. Beautiful hardwood floors, central air, attached 1 car garage, small storage shed in back corner of the private backyard. Full clean dry basement offers lots of possibilities. Seller is selling all furniture tagged. Delayed negotiations until Tuesday October 27th at 5pm. Make all offers good until the 28th.

3. 2021-01-04
   soldstatus $168,000

   Show marketing remark (574 chars)

   Don't miss this WELL KEPT Charming 3 Bedroom Ranch with a unique designed fireplace with vaulted ceilings galore! Welcome guests and Relax and Enjoy time in the classy carpeted 23'x11' Breezeway. Eat in Kitchen with oak cabinets, seller is including ALL appliances. Beautiful hardwood floors, central air, attached 1 car garage, small storage shed in back corner of the private backyard. Full clean dry basement offers lots of possibilities. Seller is selling all furniture tagged. Delayed negotiations until Tuesday October 27th at 5pm. Make all offers good until the 28th.

4. 2020-11-11
   status Pending Sale 574-char remark

   Show marketing remark (574 chars)

   Don't miss this WELL KEPT Charming 3 Bedroom Ranch with a unique designed fireplace with vaulted ceilings galore! Welcome guests and Relax and Enjoy time in the classy carpeted 23'x11' Breezeway. Eat in Kitchen with oak cabinets, seller is including ALL appliances. Beautiful hardwood floors, central air, attached 1 car garage, small storage shed in back corner of the private backyard. Full clean dry basement offers lots of possibilities. Seller is selling all furniture tagged. Delayed negotiations until Tuesday October 27th at 5pm. Make all offers good until the 28th.

5. 2020-11-03
   historical Continue to Show- Under Contract 574-char remark

   Show marketing remark (574 chars)

   Don't miss this WELL KEPT Charming 3 Bedroom Ranch with a unique designed fireplace with vaulted ceilings galore! Welcome guests and Relax and Enjoy time in the classy carpeted 23'x11' Breezeway. Eat in Kitchen with oak cabinets, seller is including ALL appliances. Beautiful hardwood floors, central air, attached 1 car garage, small storage shed in back corner of the private backyard. Full clean dry basement offers lots of possibilities. Seller is selling all furniture tagged. Delayed negotiations until Tuesday October 27th at 5pm. Make all offers good until the 28th.

6. 2020-10-30
   price $169,500 574-char remark

   Show marketing remark (574 chars)

   Don't miss this WELL KEPT Charming 3 Bedroom Ranch with a unique designed fireplace with vaulted ceilings galore! Welcome guests and Relax and Enjoy time in the classy carpeted 23'x11' Breezeway. Eat in Kitchen with oak cabinets, seller is including ALL appliances. Beautiful hardwood floors, central air, attached 1 car garage, small storage shed in back corner of the private backyard. Full clean dry basement offers lots of possibilities. Seller is selling all furniture tagged. Delayed negotiations until Tuesday October 27th at 5pm. Make all offers good until the 28th.

7. 2020-10-22
   listed $172,000 Active 574-char remark

   Show marketing remark (574 chars)

   Don't miss this WELL KEPT Charming 3 Bedroom Ranch with a unique designed fireplace with vaulted ceilings galore! Welcome guests and Relax and Enjoy time in the classy carpeted 23'x11' Breezeway. Eat in Kitchen with oak cabinets, seller is including ALL appliances. Beautiful hardwood floors, central air, attached 1 car garage, small storage shed in back corner of the private backyard. Full clean dry basement offers lots of possibilities. Seller is selling all furniture tagged. Delayed negotiations until Tuesday October 27th at 5pm. Make all offers good until the 28th.

8. 2008-11-13
   soldstatus $118,500

ⓘ 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: $5,113 · $426/mo
• Projected year-2 tax: $5,113 · $426/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 3/10 Moderate
• 🌡 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: $35,589
• − Mortgage interest: −$12,878
• − Property taxes: −$5,113
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − Depreciation: −$6,688
• Taxable income: $4,066
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $6,409/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): 33,230
• Household income: $143,694
• Rent vs Own: 9.6% rent · 90.4% own
• Severe rent burden: 398.0

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 (81%)
• Race & ethnicity: White 81% Asian 8% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Chinese 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: ▼ -232.40%
• Current HPI: 258.0726
• 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

+94.0% since first listed

10 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-20 Contingent — UNYREIS
• 2026-05-13 Listed $229,900 UNYREIS
• 2021-01-04 Sold (Public Records) $168,000 Public Records
• 2021-01-04 Sold (MLS) $168,000 UNYREIS
• 2020-11-11 Pending — UNYREIS
• 2020-11-03 Contingent — UNYREIS
• 2020-10-30 Price Changed $169,500 UNYREIS
• 2020-10-22 Listed $172,000 UNYREIS
• 2008-11-13 Sold (Public Records) $118,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $5,113 · -6.0% YoY. Source: county tax records.