125 Penhurst Rd · Brighton, NY 14610

$199,900

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 1 Days on market

Built 1947 9,583 sqft lot Est $281k · 29% 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 +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.1/10.0
• Schools +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A MUST SEE! This adorable ranch features over 1,300 sq ft of completely remodeled interior. Brand new eat-in kitchen with beautiful granite counter tops, new stainless steel appliances, and gorgeous multi-toned wood-look laminate floors. Extra storage room could be used as an office or walk-in pantry. Living room is light and bright with over sized windows and neutral décor. New Furnace, new light fixtures, and new carpeting throughout. Sit out on your deck and enjoy your private yard backed with tons of mature trees. Great location, close to expressway. This won't last, come see it today!

Key facts

• Custom window blinds
• Updated flooring
• Thermopane windows

Tags

• UPDATED FLOORING
• MODERN FIXTURES
• CUSTOM WINDOW BLINDS
• THERMOPANE WINDOWS
• REFRESHED NEUTRAL BATH
• UPDATED KITCHEN

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage with electricity; 1-car garage
• Utilities: Public water connected; Sewer connected; Electric service
• Home design: Single-story home; Resale property
• Construction: Built with block, concrete, and wood siding; Architectural shingle roof; Poured foundation; Existing (previously built) structure
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot (60 x 170)

Interior

• Kitchen: Gas oven; Gas range; Range hood; Microwave; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring; Tile flooring; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window cooling units
• Interior features: Eat-in kitchen; Granite counters; Home office; Pull-down attic stairs; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.2% 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-.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 85 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $119k; list at $200k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $281,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Holloway Rd	0.15mi	4/2.0 (+1)	1,348 (+1%)	9mo	$238,000	$177	75
36 Dover Park	0.25mi	3/1.5	1,384 (+3%)	10mo	$352,000	$254	73
140 Dorking Rd	0.13mi	3/2.0	1,434 (+7%)	8mo	$285,000	$199	71
44 Dorking Rd	0.16mi	3/1.0	1,516 (+13%)	4mo	$300,000	$198	68
19 Tyburn Way	0.17mi	3/1.0	1,152 (-14%)	6mo	$239,000	$207	64
45 Greenaway Rd	0.14mi	3/2.5	1,508 (+12%)	10mo	$274,900	$182	58
30 Klink Rd Rd	0.49mi	3/2.0	1,479 (+10%)	2mo	$363,303	$246	54
437 Landing Rd N	0.62mi	3/1.0	1,498 (+12%)	2mo	$315,000	$210	50
39 Alaimo Dr	0.73mi	2/1.5 (-1)	1,308 (-2%)	10mo	$292,500	$224	46
1736 Blossom Rd	0.68mi	3/1.5	1,484 (+11%)	6mo	$225,000	$152	44
1712 Blossom Rd	0.67mi	2/2.0 (-1)	1,521 (+14%)	0mo	$320,000	$210	37
38 Richs Dugway Rd	0.62mi	3/2.5	1,164 (-13%)	10mo	$360,000	$309	35

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-12,487
• Equity at exit: $29,806

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $13,351
• Equity at exit: $17,284

Cash invested: $55,972 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$502 /mo · $6,018/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $320

Break-even live

Break-even rent $2,067

Max offer price $199,900

Occupancy floor 82%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	2d	17	0.27mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	1.04mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	43d	1	1.36mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,875	$3.04	2d	1	1.38mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	2d	1	1.42mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $199,900 Active 1 DOM

ⓘ 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: $6,018 · $502/mo
• Projected year-2 tax: $6,018 · $502/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,674
• − Mortgage interest: −$11,198
• − Property taxes: −$6,018
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$5,815
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $3,630/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+170.1% since first listed

6 events — show timeline

• 2026-06-18 Listed $199,900 UNYREIS
• 2015-06-18 Sold (Public Records) $119,000 Public Records
• 2015-06-17 Sold (MLS) $119,000 UNYREIS
• 2015-04-12 Listed $124,500 UNYREIS
• 2015-04-12 Listed $124,500 UNYREIS
• 1997-07-02 Sold (Public Records) $74,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $6,018 · +0.9% YoY. Source: county tax records.