54 Glen Acre Dr · Brighton, NY 14534

$299,900

4 bd · 2.5 ba · 2,028 sqft · SingleFamily public records · 7 Days on market

Built 1976 0.46 ac lot $148/sqft · 24% below area Est $397k · 24% under

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Why this score? — see what drove the C 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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AMAZING OPPORTUNITY, TAKE A LOOK!! Pittsford mailing, Henrietta Schools, Great Location! Look no further! This is your chance to BUILD INSTANT EQUITY! This is a solid home, that just needs a cosmetic makeover! Furnace and A/C replaced 2020. Windows have been replaced throughout! Whole house generator comes with the home! This spacious 4-bedroom, 2.5-bath colonial is full of potential and ready for your personal touch. Ideally located near Tinker Nature Park, Wegmans, and a variety of shopping, this home also sits in a quiet, family-friendly neighborhood. With over 2,000 square feet of living space, the home features a formal dining room and an open-concept kitchen that flows into a comfort

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1976

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; Driveway
• Utilities: High-speed internet available; Public water connected; Sewer connected; Electric service with circuit breakers
• Home design: Two-story house; Resale property; Rectangular residential lot; City street frontage; Lot dimensions approximately 100 x 200
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck; Open deck; Patio; Porch; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Garbage disposal; Eat-in kitchen
• Flooring: Carpet; Resilient flooring; Tile; Varied flooring
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Bath in primary bedroom; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Generator

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 7.2% 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-.
• 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $299,900

Questions for the listing agent

1. Built in 1976 — 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: 1.09% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 7.7

CMA / ARV

• ARV (median comp): $397,178
• List price: $299,900
• Delta: -24.49%
• 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
124 Charleswood Dr	0.21mi	4/2.0	2,181 (+8%)	2mo	$336,000	$154	74
45 Barnfield Rd	0.32mi	4/2.0	1,898 (-6%)	10mo	$310,000	$163	64
26 Williamsburg Rd	0.48mi	4/3.0	2,116 (+4%)	6mo	$360,000	$170	63
10 Kathy Dr	0.50mi	4/2.5	1,914 (-6%)	7mo	$332,000	$173	62
165 Woodleaf	0.73mi	4/2.5	2,026 (-0%)	6mo	$442,000	$218	60
93 Parkmeadow Dr	0.40mi	3/2.0 (-1)	1,814 (-11%)	1mo	$367,000	$202	56
32 Clearview Dr	0.53mi	3/2.5 (-1)	1,896 (-6%)	7mo	$333,500	$176	54
40 Little Glen Rd	0.28mi	3/2.0 (-1)	1,731 (-15%)	10mo	$436,700	$252	47
88 Butler Dr	0.40mi	3/2.5 (-1)	1,752 (-14%)	9mo	$315,000	$180	46
140 Bradford Rd	0.54mi	3/2.5 (-1)	1,752 (-14%)	6mo	$238,000	$136	43
1265 Calkins Rd	0.50mi	3/2.5 (-1)	1,752 (-14%)	8mo	$280,000	$160	42
27 Marr Dr	0.65mi	3/1.5 (-1)	1,814 (-11%)	4mo	$332,000	$183	40

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-34,712
• Equity at exit: $44,716

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-11,727
• 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 14534

• Active inventory: 186
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,255 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$659 /mo · $7,914/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $214

Break-even live

Break-even rent $2,984

Max offer price $299,900

Occupancy floor 88%

Sensitivity live

Price	-10% $384	-5% $299	+0% $214	+5% $130	+10% $45
Rent	-10% $-43	-5% $86	+0% $214	+5% $343	+10% $472
Rate	-1.0pp $366	-0.5pp $291	base $214	+0.5pp $137	+1.0pp $58

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: —

Listing history 2 events

1. 2026-05-13
   status Pending 1426-char remark
2. 2026-05-06
   listed $299,900 Active 1426-char remark

ⓘ 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: $7,914 · $659/mo
• Projected year-2 tax: $7,914 · $659/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 ≥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: $39,063
• − Mortgage interest: −$16,799
• − Property taxes: −$7,914
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − Depreciation: −$8,724
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $3,084/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

2 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-06 Listed $299,900 UNYREIS

Property tax history

+3.8%/yr

Latest (2025): $7,914 · +25.5% YoY. Source: county tax records.