75 Brooklawn Dr · Brighton, NY 14618

$299,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 8 Days on market

Built 1955 8,712 sqft lot Est $313k · at est.

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Why this score? — see what drove the D 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 +11.7/30.0
• ARV discount +9.4/15.0
• Schools +6.1/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained Brighton home located in one of the area’s most sought-after neighborhoods! From the moment you arrive, you’ll appreciate the mature landscaping, impressive curb appeal, and new double-wide driveway installed in July 2023 offering ample parking space. The solid mounted basketball hoop with net stays, making the outdoor space even more enjoyable. Step through the brand-new front door and immediately appreciate the warmth of the refinished hardwood floors that flow throughout the home. The spacious first floor offers a living room, dining room, kitchen which includes all of the appliances, and a first floor bedroom. There is also an oversized

Key facts

• Oversized half bath
• Waterproofing system
• Updated windows

Tags

• NEW DOUBLE-WIDE DRIVEWAY
• REFINISHED HARDWOOD FLOORS
• OVERSIZED HALF BATH
• UPDATED WINDOWS
• WATERPROOFING SYSTEM
• DRY BAR AREA

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Driveway; 1 garage space
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Shed(s) / storage

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Microwave; Refrigerator; Freezer; Garbage disposal
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Gas heating with forced air and baseboard; Circuit breakers
• Interior features: Separate formal dining room; Entrance foyer; Separate formal living room; Home office; Window treatments (drapes); Bedroom on main level; Has basement (full, partially finished, with sump pump)
• Laundry & utility: Laundry in the basement; Gas water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (5.0% below list).
• Recommended offer: $284k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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+, employment 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.
• Zoned schools: French Road Elementary School (math 62% / reading 74%, grade B+, #522 of 2,108 statewide, top 25%, 711 students, 23% FRL); Twelve Corners Middle School (math 50% / reading 71%, grade B+, #153 of 729 statewide, top 21%, 781 students, 25% FRL); Brighton High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,243 students, 23% FRL).
• Market conditions: 116 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $127k; list at $300k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $284,246 (5.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.95% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $312,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Elmore Rd	0.30mi	3/1.5	1,159 (-4%)	6mo	$330,000	$285	75
165 Orchard Dr	0.37mi	3/1.5	1,260 (+4%)	12mo	$310,000	$246	65
59 Hampshire Dr	0.29mi	3/1.5	1,356 (+12%)	2mo	$225,000	$166	65
155 Meadow Dr Dr	0.41mi	3/1.5	1,154 (-4%)	12mo	$299,000	$259	64
154 Orchard Dr	0.35mi	4/1.0 (+1)	1,303 (+8%)	5mo	$265,000	$203	60
93 Monroe Pkwy	0.38mi	3/1.0	1,350 (+12%)	9mo	$350,000	$259	53
226 Meadow Dr	0.44mi	2/1.5 (-1)	1,036 (-14%)	1mo	$294,000	$284	50
3201 Elmwood Ave	0.73mi	3/1.0	1,152 (-5%)	10mo	$245,000	$213	48
2285 Westfall Rd	0.55mi	3/1.5	1,322 (+9%)	12mo	$371,600	$281	48
117 Tarrytown Rd	0.63mi	3/1.0	1,384 (+15%)	1mo	$405,000	$293	44
104 Seminole Way	0.61mi	3/1.5	1,376 (+14%)	5mo	$250,000	$182	44
932 S Grosvenor Rd	0.65mi	3/1.5	1,369 (+13%)	7mo	$325,000	$237	42

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-54,034
• Equity at exit: $44,716

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-53,480
• Equity at exit: $25,930

Cash invested: $83,972 (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: 116
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$641 /mo · $7,692/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-89

Break-even live

Break-even rent $2,960

Max offer price $284,246

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $-4	+0% $-89	+5% $-173	+10% $-258
Rent	-10% $-314	-5% $-201	+0% $-89	+5% $24	+10% $136
Rate	-1.0pp $62	-0.5pp $-12	base $-89	+0.5pp $-166	+1.0pp $-245

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Brooklawn Dr Rochester, NY	3.0	1.0	1380	$2,950	$2.14	45d	1	0.11mi
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	45d	1	0.34mi
49 Clover Park Dr Rochester, NY	2.0	1.0	725	$1,632	$2.25	4d	1	1.06mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	5d	1	1.37mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	4d	1	1.39mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	12d	1	1.46mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	4d	1	1.46mi
131 Greystone Ln Rochester, NY	1.0–2.0	1.0–1.5	1000	$1,555	$1.55	4d	1	1.46mi
56 Clintwood Ct Brighton, NY	2.0	1.0	685	$1,565	$2.28	5d	1	1.48mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	4d	1	1.50mi

Listing history 5 events

1. 2026-06-03
   statusdays on market $299,900 Pending 8 DOM
2. 2026-06-01
   days on market $299,900 Active 7 DOM
3. 2026-05-31
   days on market $299,900 Active 6 DOM
4. 2026-05-26
   listed $299,900 Active
5. 2004-06-09
   soldstatus $127,000

ⓘ 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: $7,692 · $641/mo
• Projected year-2 tax: $7,692 · $641/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: $34,178
• − Mortgage interest: −$16,799
• − Property taxes: −$7,692
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$8,724
• Taxable loss: −$6,005
• Est. tax savings @ 24.0%: +$1,441
• After-tax cash flow: $378/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

+136.1% since first listed

2 events — show timeline

• 2026-05-26 Listed $299,900 UNYREIS
• 2004-06-09 Sold (Public Records) $127,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $7,692 · +11.3% YoY. Source: county tax records.