91-93 Sylvan Rd · Brighton, NY 14618

$324,900

4 bd · 2.0 ba · 2,064 sqft · MultiFamily · 7 Days on market

Built 1928 Fair condition 7,405 sqft lot Est $332k · at est.

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +8.5/15.0
• 1% rule +7.1/10.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Back on market! Great new price! Open Saturday, December 10th from 12-2pm. Rarely available "Boston Styled" double is located in the heart of it all in highly desirable "Roselawn" Brighton Neighborhood!! This 1920's Duplex was originally built as a 2-family with separate utilities! Boat loads of charm of yesteryear such as original hardwoods, built-ins, gumwood trim and more. Also presents many modern amenities of today! New complete tear off roof 2016, two forced air furnaces and convenient two car garage. Two great enclosed porches add extra space to entertain. Great owner occupant! Vinyl sided and newer windows. Spacious rooms! Walk to everything!!

Key facts

• Full floor layout
• Separate utilities
• Unfinished attic

Tags

• FULL FLOOR LAYOUT
• ALL SEASON SUNROOM
• SEPARATE UTILITIES
• WALK UP BASEMENT
• TWO SETS OF WASHERS AND DRYERS
• UNFINISHED ATTIC

Property features AI

Finance

• Other: Property contains 2 total units with separate gas and electric meters; One unit is leased (lease expires October 31, 2026); one unit shows listed rent of $1,375
• Financial info: Owner pays trash collection and water for rental units; Operating expenses include structure maintenance, trash, and water/sewer

Exterior

• Parking: Two-car garage; Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Two-story building; Resale property; Vinyl siding
• Construction: Built (existing); Block foundation
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator
• Bedrooms: Two-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Each unit has one full bathroom (total 2 full bathrooms in property)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Natural woodwork; Varied flooring
• Laundry & utility: Washer and dryer in units (common area laundry listed); Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive. Per door: $429/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• 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-.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $232k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $324,900

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $332,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Culver Rd	0.51mi	4/2.0	1,864 (-10%)	11mo	$260,000	$139	51
30-32 Alliance Ave	0.54mi	4/2.0	2,348 (+14%)	15mo	$355,000	$151	40
42 Avondale Park	0.63mi	4/2.0	1,854 (-10%)	18mo	$312,000	$168	39
53 Avondale Park	0.66mi	3/4.0 (-1)	2,367 (+15%)	11mo	$380,000	$161	22

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,996
• Equity at exit: $48,444

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $72,264
• Equity at exit: $28,091

Cash invested: $90,972 (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 14618

• Active inventory: 115
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,927 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $857

Break-even live

Break-even rent $2,842

Max offer price $324,900

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,926
Total (2 units)			$3,927

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Parkwood Ave Rochester, NY	5.0	2.5	2000	$3,900	$1.95	11d	1	0.54mi
34 Shepard St Rochester, NY	4.0	1.5	2347	$800	$0.34	43d	1	0.71mi
57 Calumet St Rochester, NY	3.0	3.0	2500	$2,250	$0.90	14d	1	0.90mi
214 Culver Rd Apt 2 Rochester, NY	3.0	1.0	1700	$2,400	$1.41	14d	1	0.94mi
36 Morningside Park Rochester, NY	4.0	1.0	1446	$2,400	$1.66	3d	1	0.99mi
42 Wilcox St Rochester, NY	3.0	1.0	2184	$1,695	$0.78	44d	1	1.09mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.29mi
95 Elmwood Ter Rochester, NY	1.0–3.0	1.0–1.5	1107	$2,255	$2.04	2d	19	1.32mi
256 Oxford St Unit 1 Rochester, NY	3.0	1.0	2050	$3,000	$1.46	14d	1	1.40mi
507 Meigs St Rochester, NY	3.0	1.0	1577	$1,650	$1.05	43d	1	1.43mi

Listing history 8 events

1. 2026-05-20
   listed $324,900 Active
2. 2017-02-24
   soldstatus $232,000 Closed Sale or Rented 680-char remark

   Show marketing remark (680 chars)

   Back on market! Great new price! Open Saturday, December 10th from 12-2pm. Rarely available "Boston Styled" double is located in the heart of it all in highly desirable "Roselawn" Brighton Neighborhood!! This 1920's Duplex was originally built as a 2-family with separate utilities! Boat loads of charm of yesteryear such as original hardwoods, built-ins, gumwood trim and more. Also presents many modern amenities of today! New complete tear off roof 2016, two forced air furnaces and convenient two car garage. Two great enclosed porches add extra space to entertain. Great owner occupant! Vinyl sided and newer windows. Spacious rooms! Walk to everything!!

3. 2017-01-10
   status Pending Sale 680-char remark

   Show marketing remark (680 chars)

   Back on market! Great new price! Open Saturday, December 10th from 12-2pm. Rarely available "Boston Styled" double is located in the heart of it all in highly desirable "Roselawn" Brighton Neighborhood!! This 1920's Duplex was originally built as a 2-family with separate utilities! Boat loads of charm of yesteryear such as original hardwoods, built-ins, gumwood trim and more. Also presents many modern amenities of today! New complete tear off roof 2016, two forced air furnaces and convenient two car garage. Two great enclosed porches add extra space to entertain. Great owner occupant! Vinyl sided and newer windows. Spacious rooms! Walk to everything!!

4. 2016-12-07
   listed $219,900 Active 680-char remark

   Show marketing remark (680 chars)

   Back on market! Great new price! Open Saturday, December 10th from 12-2pm. Rarely available "Boston Styled" double is located in the heart of it all in highly desirable "Roselawn" Brighton Neighborhood!! This 1920's Duplex was originally built as a 2-family with separate utilities! Boat loads of charm of yesteryear such as original hardwoods, built-ins, gumwood trim and more. Also presents many modern amenities of today! New complete tear off roof 2016, two forced air furnaces and convenient two car garage. Two great enclosed porches add extra space to entertain. Great owner occupant! Vinyl sided and newer windows. Spacious rooms! Walk to everything!!

5. 2016-12-06
   historical
6. 2016-09-28
   status Active
7. 2016-08-10
   historical Under Contract- Do Not Show
8. 2016-08-05
   listed $249,900 Active

ⓘ 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 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: $47,124
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,770
• − Management: −$3,770
• − Depreciation: −$9,452
• Taxable income: $5,435
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $8,980/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 · 1 photo

Fair 45/100 Moderate rehab

This two-unit property requires moderate repairs to exterior siding and interior paint, but has good curb appeal and a well-maintained lawn. Updates to paint and replace siding would significantly increase its resale value.

Repairs flagged

• Moderate exterior siding — Signs of weathering and discoloration
• Minor interior paint — Slight discoloration

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Resale replace siding — New siding improves home's appearance and value
• Resale paint interior — Fresh paint inside improves home's appeal
• Resale replace windows — New windows improve energy efficiency and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Signs of weathering and discoloration	Moderate	$3,000–15,000
interior paint · Slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Resale replace siding — New siding improves home's appearance and value ↑
• Resale paint interior — Fresh paint inside improves home's appeal ↑
• Resale replace windows — New windows improve energy efficiency and appearance ↑

ⓘ 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: 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

+30.0% since first listed

8 events — show timeline

• 2026-05-20 Listed $324,900 UNYREIS
• 2017-02-24 Sold (MLS) $232,000 UNYREIS
• 2017-01-10 Pending — UNYREIS
• 2016-12-07 Listed $219,900 UNYREIS
• 2016-12-06 Listing Removed — UNYREIS
• 2016-09-28 Relisted — UNYREIS
• 2016-08-10 Contingent — UNYREIS
• 2016-08-05 Listed $249,900 UNYREIS