267 Valiant Dr · Brighton, NY 14623

$199,900

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 5 Days on market

Built 1959 0.40 ac lot Est $266k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All the heavy lifting is done! Tear off roof 6 years old includes new skylight, Vinyl clad throermopane windows replaced 2014, Siding 2014,High efficiency furnace and central air 2017, hot water tank 2011, replacement shed 2014, all exterior doors replaced. Remodeled bath, all floors are either hardwoods or ceramic tile(great for allergy relief), wood burning stove, Master bedroom offers spacious walk in closet, glass block basement windows, covered deck overlooks backyard, spacious deck at front entry too! Oversized 2 car attached garage, Wall mounted TV's NOT included but brackets are included, all garage and basement fluorescent lighting IS included. RGE avg $170/month. Convenient neighborhood off East Henrietta Rd near Calkins.

Key facts

• Remodeled bathroom
• Full basement
• Tear-off roof

Tags

• OPEN-CONCEPT LIVING
• REMODELED BATHROOM
• FULL BASEMENT
• HIGH-EFFICIENCY FURNACE
• CENTRAL AIR
• TEAR-OFF ROOF

🏷️ Possibly a rental listed for sale. The $199,900 price doesn't fit this home's estimated sale value (~$265,608) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-41 ($-497/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.2% below list).
• Recommended offer: $193k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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+, employment 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.
• Zoned schools: Floyd S Winslow Elementary School (math 72% / reading 67%, grade A-, #447 of 2,108 statewide, top 24%, 488 students, 33% FRL); Charles H Roth Junior High School (math 42% / reading 57%, grade C, #280 of 729 statewide, top 40%, 531 students, 55% FRL); Rush-Henrietta Senior High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,300 students, 43% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $122k; list at $200k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,584 (3.7% 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.98% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $265,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
267 Valiant Dr	0.00mi	2/1.0	1,224 (0%)	1mo	$300,000	$245	100
174 Valiant Dr	0.22mi	3/1.0 (+1)	1,268 (+4%)	2mo	$296,000	$233	77
1900 Lehigh Station Rd	0.09mi	3/1.0 (+1)	1,175 (-4%)	10mo	$225,000	$191	76
1108 Farnsworth Rd S	0.33mi	3/1.0 (+1)	1,108 (-10%)	6mo	$220,000	$199	59
132 Colony Ln	0.32mi	3/1.0 (+1)	1,120 (-8%)	10mo	$243,000	$217	57
65 Masthead	0.16mi	3/1.5 (+1)	1,052 (-14%)	8mo	$270,000	$257	56
87 Colony Ln	0.43mi	3/1.0 (+1)	1,120 (-8%)	7mo	$235,000	$210	55
40 Colleen	0.73mi	3/1.0 (+1)	1,225 (+0%)	11mo	$241,000	$197	52
28 Campfire Rd S	0.65mi	3/1.5 (+1)	1,056 (-14%)	7mo	$240,000	$227	34
53 Campfire Rd S	0.72mi	3/1.0 (+1)	1,056 (-14%)	8mo	$221,600	$210	32
36 Hartwood Dr	0.69mi	3/2.0 (+1)	1,394 (+14%)	7mo	$205,000	$147	30
12 Buffalo Horn Cir	0.72mi	3/1.0 (+1)	1,056 (-14%)	11mo	$262,500	$249	30

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: -13.8%
• Equity multiple: 0.49×
• Total profit: $-28,673
• Equity at exit: $29,806

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-630
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$454 /mo · $5,448/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-41

Break-even live

Break-even rent $2,007

Max offer price $192,584

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $15	+0% $-41	+5% $-98	+10% $-155
Rent	-10% $-196	-5% $-119	+0% $-41	+5% $36	+10% $113
Rate	-1.0pp $59	-0.5pp $9	base $-41	+0.5pp $-93	+1.0pp $-146

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001-2055 E Henrietta Rd Rochester, NY	2.0	1.0	650	$1,525	$2.35	4d	8	1.34mi
142 Prentiss Way Unit 1 Henrietta, NY	3.0	1.0	1368	$2,000	$1.46	13d	1	1.40mi

Listing history 10 events

1. 2026-04-07
   status Pending
2. 2026-04-02
   listed $199,900 Active
3. 2018-03-02
   soldstatus $122,000
4. 2018-03-01
   soldstatus $122,000 Closed Sale or Rented 741-char remark

   Show marketing remark (741 chars)

   All the heavy lifting is done! Tear off roof 6 years old includes new skylight, Vinyl clad throermopane windows replaced 2014, Siding 2014,High efficiency furnace and central air 2017, hot water tank 2011, replacement shed 2014, all exterior doors replaced. Remodeled bath, all floors are either hardwoods or ceramic tile(great for allergy relief), wood burning stove, Master bedroom offers spacious walk in closet, glass block basement windows, covered deck overlooks backyard, spacious deck at front entry too! Oversized 2 car attached garage, Wall mounted TV's NOT included but brackets are included, all garage and basement fluorescent lighting IS included. RGE avg $170/month. Convenient neighborhood off East Henrietta Rd near Calkins.

5. 2018-01-14
   status Pending Sale 741-char remark

   Show marketing remark (741 chars)

   All the heavy lifting is done! Tear off roof 6 years old includes new skylight, Vinyl clad throermopane windows replaced 2014, Siding 2014,High efficiency furnace and central air 2017, hot water tank 2011, replacement shed 2014, all exterior doors replaced. Remodeled bath, all floors are either hardwoods or ceramic tile(great for allergy relief), wood burning stove, Master bedroom offers spacious walk in closet, glass block basement windows, covered deck overlooks backyard, spacious deck at front entry too! Oversized 2 car attached garage, Wall mounted TV's NOT included but brackets are included, all garage and basement fluorescent lighting IS included. RGE avg $170/month. Convenient neighborhood off East Henrietta Rd near Calkins.

6. 2018-01-09
   listed $124,900 Active 741-char remark

   Show marketing remark (741 chars)

   All the heavy lifting is done! Tear off roof 6 years old includes new skylight, Vinyl clad throermopane windows replaced 2014, Siding 2014,High efficiency furnace and central air 2017, hot water tank 2011, replacement shed 2014, all exterior doors replaced. Remodeled bath, all floors are either hardwoods or ceramic tile(great for allergy relief), wood burning stove, Master bedroom offers spacious walk in closet, glass block basement windows, covered deck overlooks backyard, spacious deck at front entry too! Oversized 2 car attached garage, Wall mounted TV's NOT included but brackets are included, all garage and basement fluorescent lighting IS included. RGE avg $170/month. Convenient neighborhood off East Henrietta Rd near Calkins.

7. 2011-02-09
   soldstatus $81,500 19-char remark

   Show marketing remark (19 chars)

   PROPERTY SOLD AS-IS

8. 2010-10-19
   listed $84,900 19-char remark

   Show marketing remark (19 chars)

   PROPERTY SOLD AS-IS

9. 2001-10-11
   soldstatus $98,000
10. 1996-05-29
    soldstatus $82,000

ⓘ 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: $5,448 · $454/mo
• Projected year-2 tax: $5,448 · $454/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: $23,456
• − Mortgage interest: −$11,198
• − Property taxes: −$5,448
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$5,815
• Taxable loss: −$3,757
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $405/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

+143.8% since first listed

10 events — show timeline

• 2026-04-07 Pending — UNYREIS
• 2026-04-02 Listed $199,900 UNYREIS
• 2018-03-02 Sold (Public Records) $122,000 Public Records
• 2018-03-01 Sold (MLS) $122,000 UNYREIS
• 2018-01-14 Pending — UNYREIS
• 2018-01-09 Listed $124,900 UNYREIS
• 2011-02-09 Sold (MLS) $81,500 UNYREIS
• 2010-10-19 Listed $84,900 UNYREIS
• 2001-10-11 Sold (Public Records) $98,000 Public Records
• 1996-05-29 Sold (Public Records) $82,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $5,448 · +5.6% YoY. Source: county tax records.