235 Castle Rd · Brighton, NY 14623

$299,900

4 bd · 1.5 ba · 2,125 sqft · SingleFamily public records · 10 Days on market

Built 1940 0.57 ac lot Est $334k · 10% 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 +12.0/15.0
• Cash flow +10.9/30.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Cape Cod—Your Dream Home Awaits! Prepare to fall in love with this beautifully maintained, move-in-ready 4-bedroom, 1.5-bath Cape Cod that perfectly blends classic charm with modern, high-end updates. The heart of the home is a professionally designed eat-in kitchen boasting gleaming quartz countertops, a spacious pantry, ample storage, and a full suite of appliances including a gas stove. Relax in the large living room by the cozy gas fireplace, or retreat to one of two primary suites located on both the first and second floors. The property offers endless versatility with a mostly finished basement featuring a laundry and workshop area, while the outdoor oasis showcases a b

Key facts

• Covered porch
• Spacious pantry
• Beautiful lawn

Tags

• GLEAMING QUARTZ COUNTERTOPS
• SPACIOUS PANTRY
• MOSTLY FINISHED BASEMENT
• LAUNDRY AND WORKSHOP AREA
• BEAUTIFUL LAWN
• COVERED PORCH

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; Workshop space in garage; Driveway; Electrical in garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2-story home; Resale property; City street frontage
• Construction: Built with block, concrete, vinyl siding and wood siding; Asphalt roof; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Covered patio/porch; Patio; Porch; Private yard; See remarks

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary suite on main level; Bedroom on main level; 2 main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning; Gas water heater
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Pantry; Solid surface counters; Sliding doors / sliding glass doors; See remarks
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (13.3% below list).
• Recommended offer: $260k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,599/mo this rent would consume 48% of the median local household income ($65k/yr) (locally 1161% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,892 (13.3% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $333,625
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Ice Rose Ln	0.71mi	4/2.0	2,298 (+8%)	10mo	$355,000	$154	43
179 Down St	0.64mi	3/2.0 (-1)	1,924 (-10%)	10mo	$302,100	$157	39
64 Hartwood Dr	0.73mi	3/2.0 (-1)	1,870 (-12%)	7mo	$350,000	$187	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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.42×
• Total profit: $-48,555
• Equity at exit: $44,716

10-year hold

• IRR: -2.6%
• Equity multiple: 0.80×
• Total profit: $-16,510
• 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 14623

• Rents YoY: 6.1%
• Active inventory: 48
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,599 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$486 /mo · $5,832/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-131

Break-even live

Break-even rent $2,764

Max offer price $276,846

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-46	+0% $-131	+5% $-215	+10% $-300
Rent	-10% $-336	-5% $-233	+0% $-131	+5% $-28	+10% $75
Rate	-1.0pp $21	-0.5pp $-54	base $-131	+0.5pp $-208	+1.0pp $-287

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Crimson Bramble Rd Rochester, NY	3.0	1.5	1616	$2,600	$1.61	22d	1	1.14mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $299,900 Pending 10 DOM
2. 2026-06-05
   days on market $299,900 Active 9 DOM
3. 2026-06-03
   days on market $299,900 Active 8 DOM
4. 2026-06-03
   days on market $299,900 Active 7 DOM
5. 2026-06-01
   days on market $299,900 Active 6 DOM
6. 2026-05-31
   days on market $299,900 Active 5 DOM
7. 2026-05-26
   listed $299,900 Active

ⓘ 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: $5,832 · $486/mo
• Projected year-2 tax: $5,832 · $486/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 ≥96°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: $31,187
• − Mortgage interest: −$16,799
• − Property taxes: −$5,832
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$8,724
• Taxable loss: −$6,658
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $32/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): 26,032
• Household income: $65,342
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1161.0

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 (67%)
• Race & ethnicity: White 67% Asian 15% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 4% Other Indo-European 3% 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: ▼ -180.68%
• Current HPI: 262.8187
• Rent YoY: ▲ 6.06%
• 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

1 event — show timeline

• 2026-05-26 Listed $299,900 UNYREIS

Property tax history

+3.5%/yr

Latest (2025): $5,832 · +17.9% YoY. Source: county tax records.