10 Fox Chapel Rd · Brighton, NY 14534

$259,000

4 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 7 Days on market

Built 1961 0.40 ac lot $171/sqft · 25% below area Est $345k · 25% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.2/10.0
• 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

Beautiful one-owner home showcasing true pride of ownership throughout! Super clean and meticulously cared for, this 4-bedroom, 2.5-bath ranch offers spacious living with a generous sunroom off the kitchen, perfect for relaxing or entertaining. The kitchen features original Wood-Mode cabinetry with a convenient pull-out island. Thoughtful updates provide peace of mind including a new roof (2022), furnace (2024), and water heater (2024). The dry, finished full basement adds exceptional bonus space with a full bath, laundry room, and workshop. A rare opportunity to own a lovingly cared-for home with outstanding space, character, and potential in a sought-after location! Delayed Negotiations M

Key facts

• Pull-out island
• Laundry room
• Full bath

Tags

• SUNROOM OFF KITCHEN
• WOOD-MODE CABINETRY
• PULL-OUT ISLAND
• FINISHED FULL BASEMENT
• FULL BATH
• LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Refrigerator; Dishwasher; Range hood; Exhaust fan
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Quartz counters; Basement finished
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Cap rate 8.7% 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 $8k 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.

Recommended offer $259,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

• ARV (median comp): $344,907
• List price: $259,000
• Delta: -24.91%
• 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
41 Fox Chapel Rd	0.10mi	3/1.0 (-1)	1,290 (-15%)	1mo	$315,000	$244	60
63 Fawn Ridge Rd	0.40mi	3/1.5 (-1)	1,584 (+4%)	9mo	$275,000	$174	60
36 Tomahawk Trl	0.70mi	4/2.0	1,624 (+7%)	2mo	$385,000	$237	54
208 Cape Cod Way	0.71mi	4/2.0	1,575 (+4%)	11mo	$314,000	$199	52
241 Cape Cod Way	0.68mi	4/2.0	1,568 (+3%)	13mo	$325,000	$207	52
271 Blackwell Ln	0.65mi	4/2.0	1,400 (-8%)	7mo	$280,000	$200	51
235 Gate House Trl	0.70mi	4/2.0	1,584 (+4%)	14mo	$331,000	$209	48
878 Pinnacle Rd	0.45mi	3/2.0 (-1)	1,380 (-9%)	14mo	$235,000	$170	47
200 Blackwell Ln	0.59mi	4/1.0	1,660 (+9%)	8mo	$218,000	$131	46
106 Blackwell Ln	0.71mi	4/2.5	1,666 (+10%)	7mo	$250,000	$150	43
40 Little Glen Rd	0.44mi	3/2.0 (-1)	1,731 (+14%)	10mo	$436,700	$252	42
545 Pittsford-henrietta Town Line Rd	0.67mi	3/2.0 (-1)	1,665 (+10%)	10mo	$281,000	$169	39

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-8,521
• Equity at exit: $38,618

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $36,100
• Equity at exit: $22,394

Cash invested: $72,520 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,163 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$510 /mo · $6,118/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $523

Break-even live

Break-even rent $2,501

Max offer price $259,000

Occupancy floor 78%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-13
   listed $259,000 Active 743-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: $6,118 · $510/mo
• Projected year-2 tax: $6,118 · $510/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: $37,953
• − Mortgage interest: −$14,508
• − Property taxes: −$6,118
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − Depreciation: −$7,535
• Taxable income: $2,425
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $5,689/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

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $259,000 UNYREIS

Property tax history

+17.8%/yr

Latest (2025): $6,118 · +207.6% YoY. Source: county tax records.