647 Eastbrooke Ln · Brighton, NY 14618

$179,995

2 bd · 1.0 ba · 953 sqft · SingleFamily public records · 28 Days on market

Built 1973 3,049 sqft lot $189/sqft · 15% below area Est $212k · 15% under $314/mo HOA · 14% of rent

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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 +20.6/30.0
• ARV discount +14.2/15.0
• 1% rule +7.5/10.0
• DSCR +6.6/10.0
• 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 MLS

Welcome to your ideal low-maintenance condo in a highly sought-after community with Brighton Schools! This charming 2-bedroom, 1-bathroom unit features an inviting open layout with a private balcony. This community offers fantastic amenities, including a pool, a spacious clubhouse for gatherings, and tennis court. Experience the ease of condo living, with lawn care and exterior maintenance taken care of for you. Don’t miss the opportunity to live in this vibrant neighborhood with convenient access to local shops and dining. Schedule your visit today! Delayed negotiations until Tuesday March 4 at 12:00pm.

Key facts

• Open floor plan
• Eastbrooke community
• Private balcony

Tags

• EASTBROOKE COMMUNITY
• BRIGHTON SCHOOL DISTRICT
• OPEN FLOOR PLAN
• EFFICIENT KITCHEN
• PRIVATE BALCONY
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs permitted)
• HOA & community: Association: Kenrick; Monthly association fee; Association fee covers common area maintenance, common area insurance, insurance, reserve fund, snow removal, and trash; Community amenities include clubhouse, pool, and tennis courts; Trails/paths in the community

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: 2-story property; Resale condition
• Construction: Vinyl siding; Asphalt roof; Existing construction
• Exterior features: Balcony; Open balcony/porch; Porch; Near public transit; Rectangular residential lot; City street frontage; Community pool

Interior

• Kitchen: Electric oven and range; Dishwasher; Refrigerator; Pantry; Eat-in / country kitchen layout
• Bedrooms: Total rooms: 4 (includes great room, living room, entry foyer)
• Flooring: Carpet; Ceramic tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Dining area; Entrance foyer; Eat-in kitchen; Separate/formal living room; Great room; Country kitchen; Living/dining room; Pantry
• Laundry & utility: Washer and dryer; Laundry located on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $177,295 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.25% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 6.7

CMA / ARV

• ARV (median comp): $211,728
• List price: $179,995
• Delta: -14.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,560
• Equity at exit: $26,838

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,886
• Equity at exit: $15,563

Cash invested: $50,399 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$944
• Tax from tax record: −$205 /mo · $2,466/yr
• Insurance: −$75
• HOA: −$314
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $242

Break-even live

Break-even rent $1,947

Max offer price $179,995

Occupancy floor 84%

Sensitivity live

Price	-10% $344	-5% $293	+0% $242	+5% $191	+10% $140
Rent	-10% $64	-5% $153	+0% $242	+5% $331	+10% $420
Rate	-1.0pp $332	-0.5pp $287	base $242	+0.5pp $195	+1.0pp $148

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: $44,999
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 Eastbrooke Ln Rochester, NY	2.0	1.5	968	$2,100	$2.17	3d	1	0.26mi
131 Greystone Ln Rochester, NY	1.0–2.0	1.0–1.5	1000	$1,555	$1.55	3d	1	0.62mi
168 Surrey Hill Way Rochester, NY	2.0	1.5	1008	$1,700	$1.69	3d	1	0.82mi
1656 Jefferson Rd Rochester, NY	3.0	2.0	1050	$2,500	$2.38	44d	1	0.86mi
2655 Brighton Henrietta Town Line Rd Rochester, NY	1.0–2.0	1.0	769	$1,870	$2.43	3d	6	1.39mi

HOA detail

• Monthly dues: $314 · $3,768/yr
• Likely covers: landscapingexterior maint.pool

Listing history 24 events

1. 2026-05-18
   price $179,995 1058-char remark
2. 2026-04-28
   listed $189,995 Active 1058-char remark
3. 2025-05-02
   soldstatus $210,000
4. 2025-04-30
   soldstatus $210,000 Closed 618-char remark

   Show marketing remark (618 chars)

   Welcome to your ideal low-maintenance condo in a highly sought-after community with Brighton Schools! This charming 2-bedroom, 1-bathroom unit features an inviting open layout with a private balcony. This community offers fantastic amenities, including a pool, a spacious clubhouse for gatherings, and tennis court. Experience the ease of condo living, with lawn care and exterior maintenance taken care of for you. Don’t miss the opportunity to live in this vibrant neighborhood with convenient access to local shops and dining. Schedule your visit today! Delayed negotiations until Tuesday March 4 at 12:00pm.

5. 2025-03-13
   status Pending 618-char remark

   Show marketing remark (618 chars)

   Welcome to your ideal low-maintenance condo in a highly sought-after community with Brighton Schools! This charming 2-bedroom, 1-bathroom unit features an inviting open layout with a private balcony. This community offers fantastic amenities, including a pool, a spacious clubhouse for gatherings, and tennis court. Experience the ease of condo living, with lawn care and exterior maintenance taken care of for you. Don’t miss the opportunity to live in this vibrant neighborhood with convenient access to local shops and dining. Schedule your visit today! Delayed negotiations until Tuesday March 4 at 12:00pm.

6. 2025-02-25
   listed $169,999 Active 618-char remark

   Show marketing remark (618 chars)

   Welcome to your ideal low-maintenance condo in a highly sought-after community with Brighton Schools! This charming 2-bedroom, 1-bathroom unit features an inviting open layout with a private balcony. This community offers fantastic amenities, including a pool, a spacious clubhouse for gatherings, and tennis court. Experience the ease of condo living, with lawn care and exterior maintenance taken care of for you. Don’t miss the opportunity to live in this vibrant neighborhood with convenient access to local shops and dining. Schedule your visit today! Delayed negotiations until Tuesday March 4 at 12:00pm.

7. 2023-02-06
   soldstatus $166,000
8. 2023-02-03
   soldstatus $166,000 Closed Sale or Rented

   Show marketing remark (594 chars)

   Maintenance-free living in the desirable Eastbrooke HOA Community! Two-bedroom, one-bathroom Condo with Brighton schools! This community includes fantastic amenities such as tennis courts, pool & clubhouse! This second-floor end unit offers an exterior balcony and one-car garage! Enjoy the large and bright family room that opens to the eat-in kitchen with ample storage and breakfast bar! Two bedrooms with generously sized closets and access to washer/dryer & utilities right in your condo! This is an incredible opportunity! All offers are due by Monday, December 19th at 10 am.

9. 2022-12-20
   status Pending Sale

   Show marketing remark (594 chars)

   Maintenance-free living in the desirable Eastbrooke HOA Community! Two-bedroom, one-bathroom Condo with Brighton schools! This community includes fantastic amenities such as tennis courts, pool & clubhouse! This second-floor end unit offers an exterior balcony and one-car garage! Enjoy the large and bright family room that opens to the eat-in kitchen with ample storage and breakfast bar! Two bedrooms with generously sized closets and access to washer/dryer & utilities right in your condo! This is an incredible opportunity! All offers are due by Monday, December 19th at 10 am.

10. 2022-12-14
    listed $129,900 Active

    Show marketing remark (594 chars)

    Maintenance-free living in the desirable Eastbrooke HOA Community! Two-bedroom, one-bathroom Condo with Brighton schools! This community includes fantastic amenities such as tennis courts, pool & clubhouse! This second-floor end unit offers an exterior balcony and one-car garage! Enjoy the large and bright family room that opens to the eat-in kitchen with ample storage and breakfast bar! Two bedrooms with generously sized closets and access to washer/dryer & utilities right in your condo! This is an incredible opportunity! All offers are due by Monday, December 19th at 10 am.

11. 2017-09-11
    soldstatus $103,000
12. 2017-09-08
    soldstatus $103,000 Closed Sale or Rented
13. 2017-07-14
    status Pending Sale
14. 2017-07-10
    historical Continue to Show- Under Contract
15. 2017-06-14
    listed $115,000 Active
16. 2013-08-13
    soldstatus $93,500
17. 2013-08-13
    soldstatus $93,500
18. 2013-06-13
    listed $99,900
19. 2010-05-17
    soldstatus $104,900
20. 2010-05-17
    soldstatus $104,900
21. 2010-02-04
    listed $104,900
22. 2008-04-14
    soldstatus $99,000
23. 2004-07-06
    soldstatus $65,000
24. 1994-11-09
    soldstatus $56,000

ⓘ 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: $2,466 · $205/mo
• Projected year-2 tax: $2,754 · $229/mo
• Expected delta: +$288/yr (+$24/mo · 11.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $27,039
• − Mortgage interest: −$10,083
• − Property taxes: −$2,466
• − Insurance: −$900
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − HOA: −$3,768
• − Depreciation: −$5,236
• Taxable income: $260
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,838/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

+221.4% since first listed

25 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-18 Price Changed $179,995 UNYREIS
• 2026-04-28 Listed $189,995 UNYREIS
• 2025-05-02 Sold (Public Records) $210,000 Public Records
• 2025-04-30 Sold (MLS) $210,000 UNYREIS
• 2025-03-13 Pending — UNYREIS
• 2025-02-25 Listed $169,999 UNYREIS
• 2023-02-06 Sold (Public Records) $166,000 Public Records
• 2023-02-03 Sold (MLS) $166,000 UNYREIS
• 2022-12-20 Pending — UNYREIS
• 2022-12-14 Listed $129,900 UNYREIS
• 2017-09-11 Sold (Public Records) $103,000 Public Records
• 2017-09-08 Sold (MLS) $103,000 UNYREIS
• 2017-07-14 Pending — UNYREIS
• 2017-07-10 Contingent — UNYREIS
• 2017-06-14 Listed $115,000 UNYREIS
• 2013-08-13 Sold (Public Records) $93,500 Public Records
• 2013-08-13 Sold (MLS) $93,500 UNYREIS
• 2013-06-13 Listed $99,900 UNYREIS
• 2010-05-17 Sold (Public Records) $104,900 Public Records
• 2010-05-17 Sold (MLS) $104,900 UNYREIS
• 2010-02-04 Listed $104,900 UNYREIS
• 2008-04-14 Sold (Public Records) $99,000 Public Records
• 2004-07-06 Sold (Public Records) $65,000 Public Records
• 1994-11-09 Sold (Public Records) $56,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,466 · +3.2% YoY. Source: county tax records.