290 Dunrovin Ln · Brighton, NY 14618

$324,900

4 bd · 2.5 ba · 2,252 sqft · SingleFamily public records · 7 Days on market

Built 1956 0.40 ac lot Est $466k · 30% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +8.1/10.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beloved Brighton home in a fantastic neighborhood for under $325,000? Now's your chance to put your mark on a Brighton home without breaking the bank! This spacious split level home includes four bedrooms, two and a half baths, over 2250 square feet and sits on over . 4 acres! Gleaming hardwoods throughout. Central air. First floor laundry. Huge windows that let the sunshine in. Don't wait. Delayed negotiations will be in effect with offers due Tuesday, April 28th at 8 am.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Attached garage with 2.5 spaces; Garage with electricity, storage, and garage door opener
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-story home; Existing construction; Resale property
• Construction: Aluminum siding and composite siding; Asphalt roof; Blown-in insulation; Copper plumbing; Block foundation; Below-grade finished area present
• Exterior features: Blacktop driveway; Deck; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan; Eat-in kitchen
• Bedrooms: Total of 8 rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring types
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Window treatments; Drapes; Programmable thermostat; Partially finished basement with sump pump; Basement present; Recreation room; Studio
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 9.2% 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-.
• 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.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 41% of the median local income ($125k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $324,900

Questions for the listing agent

1. Built in 1956 — 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: 1.31% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $466,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Dunrovin Ln	0.00mi	4/2.5	2,252 (0%)	1mo	$380,500	$169	100
110 Dunrovin Ln	0.09mi	4/2.5	2,236 (-1%)	1mo	$421,000	$188	94
25 Coral Way	0.17mi	4/2.0	2,130 (-5%)	0mo	$440,000	$207	81
472 French Rd	0.27mi	4/2.5	2,144 (-5%)	10mo	$370,000	$173	72
20 Coral Way	0.21mi	3/2.0 (-1)	2,392 (+6%)	7mo	$510,000	$213	67
434 French Rd	0.27mi	4/2.5	2,072 (-8%)	10mo	$510,000	$246	66
135 Crandon Way	0.26mi	4/2.5	1,932 (-14%)	0mo	$393,000	$203	64
477 French Rd	0.37mi	3/2.0 (-1)	2,180 (-3%)	8mo	$540,000	$248	64
90 Willowcrest Dr	0.61mi	4/2.0	2,074 (-8%)	6mo	$365,000	$176	51
145 Shalimar Dr	0.55mi	3/2.5 (-1)	2,080 (-8%)	7mo	$357,000	$172	50
275 Viennawood Dr	0.72mi	4/2.5	2,132 (-5%)	10mo	$500,000	$235	49
56 Hunters Ln	0.72mi	3/2.5 (-1)	1,926 (-14%)	2mo	$506,000	$263	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-2,559
• Equity at exit: $48,444

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $62,995
• Equity at exit: $28,091

Cash invested: $90,972 (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: 115
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,240 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$728 /mo · $8,739/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $782

Break-even live

Break-even rent $3,250

Max offer price $324,900

Occupancy floor 77%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 French Rd Rochester, NY	4.0	2.5	2784	$4,500	$1.62	21d	1	0.52mi
99 Brittany Ln Pittsford, NY	2.0–3.0	2.0	1590	$2,679	$1.68	2d	1	1.48mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $324,900 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: $8,739 · $728/mo
• Projected year-2 tax: $8,739 · $728/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: $50,882
• − Mortgage interest: −$18,199
• − Property taxes: −$8,739
• − Insurance: −$1,624
• − Repairs & maintenance: −$4,071
• − Management: −$4,071
• − Depreciation: −$9,452
• Taxable income: $4,727
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $8,253/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

2 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-23 Listed $324,900 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $8,739 · +25.9% YoY. Source: county tax records.