38 Kathy Dr · Brighton, NY 14534

$329,900

3 bd · 1.5 ba · 2,014 sqft · SingleFamily public records · 57 Days on market

Built 1965 0.28 ac lot $164/sqft · 12% below area Est $377k · 12% under

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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).

• ARV discount +13.1/15.0
• Cash flow +11.8/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting split-level raised ranch in the Rush-Henrietta School District! No delayed negotiation. Offering 4 bedrooms and 1.5 baths, this home features a spacious, open layout filled with natural light and beautiful hardwood floors throughout the main level. Three generously sized bedrooms are located upstairs, while the full walkout lower level includes a fourth bedroom and additional flexible living space. Set in a quiet, walkable neighborhood right across from the elementary school, the location is hard to beat. Step outside onto the large deck and enjoy the expansive backyard that backs up to town-owned land—perfect for relaxing, entertaining, or simply enjoying the extra space. This house is sold As-is.

Key facts

• Large deck
• Walkout lower level
• Open layout

Tags

• SPLIT-LEVEL RAISED RANCH
• OPEN LAYOUT
• HARDWOOD FLOORS
• WALKOUT LOWER LEVEL
• FLEXIBLE LIVING SPACE
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (11.5% below list).
• Recommended offer: $292k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 $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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $270k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $291,872 (11.5% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $376,643
• List price: $329,900
• Delta: -12.41%
• 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
93 Parkmeadow Dr	0.09mi	3/2.0	1,814 (-10%)	1mo	$367,000	$202	76
10 Kathy Dr	0.05mi	4/2.5 (+1)	1,914 (-5%)	7mo	$332,000	$173	74
32 Clearview Dr	0.17mi	3/2.5	1,896 (-6%)	6mo	$333,500	$176	73
27 Marr Dr	0.18mi	3/1.5	1,814 (-10%)	4mo	$332,000	$183	72
23 Kerry Park	0.30mi	4/2.5 (+1)	2,042 (+1%)	8mo	$334,900	$164	68
26 Williamsburg Rd	0.22mi	4/3.0 (+1)	2,116 (+5%)	6mo	$360,000	$170	65
96 Gate House	0.46mi	4/2.5 (+1)	2,064 (+2%)	9mo	$317,500	$154	58
124 Charleswood Dr	0.50mi	4/2.0 (+1)	2,181 (+8%)	2mo	$336,000	$154	54
230 Mystic Lane Ln	0.75mi	4/2.0 (+1)	1,971 (-2%)	5mo	$350,000	$178	51
1265 Calkins Rd	0.41mi	3/2.5	1,752 (-13%)	8mo	$280,000	$160	48
88 Butler Dr	0.61mi	3/2.5	1,752 (-13%)	9mo	$315,000	$180	38
140 Bradford Rd	0.73mi	3/2.5	1,752 (-13%)	5mo	$238,000	$136	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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-59,289
• Equity at exit: $49,189

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-58,810
• Equity at exit: $28,524

Cash invested: $92,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,919 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$532 /mo · $6,380/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-93

Break-even live

Break-even rent $3,037

Max offer price $313,403

Occupancy floor 98%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $329,900 Active 57 DOM
2. 2026-06-17
   days on market $329,900 Active 56 DOM
3. 2026-06-16
   days on market $329,900 Active 55 DOM
4. 2026-06-15
   days on market $329,900 Active 54 DOM
5. 2026-06-13
   days on market $329,900 Active 52 DOM
6. 2026-06-10
   days on market $329,900 Active 49 DOM
7. 2026-06-09
   days on market $329,900 Active 48 DOM
8. 2026-06-09
   days on market $329,900 Active 47 DOM
9. 2026-06-07
   days on market $329,900 Active 46 DOM
10. 2026-06-05
    days on market $329,900 Active 43 DOM
11. 2026-06-03
    days on market $329,900 Active 42 DOM
12. 2026-06-03
    days on market $329,900 Active 41 DOM
13. 2026-06-01
    days on market $329,900 Active 40 DOM
14. 2026-05-31
    days on market $329,900 Active 39 DOM
15. 2026-04-22
    listed $360,000 Active 744-char remark

    Show marketing remark (744 chars)

    Welcome to this inviting split-level raised ranch in the Rush-Henrietta School District! No delayed negotiation. Offering 4 bedrooms and 1.5 baths, this home features a spacious, open layout filled with natural light and beautiful hardwood floors throughout the main level. Three generously sized bedrooms are located upstairs, while the full walkout lower level includes a fourth bedroom and additional flexible living space. Set in a quiet, walkable neighborhood right across from the elementary school, the location is hard to beat. Step outside onto the large deck and enjoy the expansive backyard that backs up to town-owned land—perfect for relaxing, entertaining, or simply enjoying the extra space. This house is sold As-is.

16. 2024-05-02
    soldstatus $270,000
17. 2024-04-30
    soldstatus $270,000 Closed 787-char remark

    Show marketing remark (787 chars)

    Beautiful split level, raised-ranch in the Rush-Henrietta School district. Don't miss this incredible opportunity to make this lovely 4 bedroom, 1.5 bath home your own. You'll love this large, open floor-plan that glows with tons of natural light and beautiful hardwood floors. 3 large bedrooms on the main level and another in the full-walkout lower level. Nestled in a quiet, walkable neighborhood which sets across from the local elementary school. Look out over the large deck to a huge backyard which opens up to a large plot of town land in the back making for TONS of room to spread out!! Upgrades include a new water heater in '22. Open House this Saturday March 9th from 11-1. Delayed Negotiations on Monday March 11th at 3pm. Please leave 24 hours for response to all offers.

18. 2024-03-12
    status Pending 787-char remark

    Show marketing remark (787 chars)

    Beautiful split level, raised-ranch in the Rush-Henrietta School district. Don't miss this incredible opportunity to make this lovely 4 bedroom, 1.5 bath home your own. You'll love this large, open floor-plan that glows with tons of natural light and beautiful hardwood floors. 3 large bedrooms on the main level and another in the full-walkout lower level. Nestled in a quiet, walkable neighborhood which sets across from the local elementary school. Look out over the large deck to a huge backyard which opens up to a large plot of town land in the back making for TONS of room to spread out!! Upgrades include a new water heater in '22. Open House this Saturday March 9th from 11-1. Delayed Negotiations on Monday March 11th at 3pm. Please leave 24 hours for response to all offers.

19. 2024-03-06
    listed $269,000 Active 787-char remark

    Show marketing remark (787 chars)

    Beautiful split level, raised-ranch in the Rush-Henrietta School district. Don't miss this incredible opportunity to make this lovely 4 bedroom, 1.5 bath home your own. You'll love this large, open floor-plan that glows with tons of natural light and beautiful hardwood floors. 3 large bedrooms on the main level and another in the full-walkout lower level. Nestled in a quiet, walkable neighborhood which sets across from the local elementary school. Look out over the large deck to a huge backyard which opens up to a large plot of town land in the back making for TONS of room to spread out!! Upgrades include a new water heater in '22. Open House this Saturday March 9th from 11-1. Delayed Negotiations on Monday March 11th at 3pm. Please leave 24 hours for response to all offers.

20. 2015-07-08
    listed $164,900
21. 2003-10-01
    soldstatus $122,000

ⓘ 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: $6,380 · $532/mo
• Projected year-2 tax: $6,380 · $532/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 2/10 Low
• 🌡 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: $35,025
• − Mortgage interest: −$18,480
• − Property taxes: −$6,380
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$9,597
• Taxable loss: −$6,686
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $484/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

+195.1% since first listed

7 events — show timeline

• 2026-04-22 Listed $360,000 UNYREIS
• 2024-05-02 Sold (Public Records) $270,000 Public Records
• 2024-04-30 Sold (MLS) $270,000 UNYREIS
• 2024-03-12 Pending — UNYREIS
• 2024-03-06 Listed $269,000 UNYREIS
• 2015-07-08 Listed $164,900 UNYREIS
• 2003-10-01 Sold (Public Records) $122,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $6,380 · -0.2% YoY. Source: county tax records.