1305 Calkins Rd · Brighton, NY 14534

$239,900

3 bd · 2.5 ba · 1,752 sqft · SingleFamily public records · 6 Days on market

Built 1955 0.46 ac lot Est $315k · 24% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.3/10.0
• 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

Welcome to this meticulously maintained home sitting on a huge lot! Step inside to the huge, bright and airy living room featuring a wood stove and a large center set of windows filling the room with natural light. From there, you will find a huge kitchen, big enough for a dining room table with an abundance of cabinets and countertops! On this level, you will also find a small bedroom that could easily be a home office or converted back to a formal dining room! Heading up just a few steps you'll find three spacious bedrooms, one of which is a primary bedroom with a walk-in closet and a primary bath. Additional full bathroom is upstairs as well. Over look the living room from the hallway in

Key facts

• Wood stove
• Huge lot
• Built-in bookshelves

Tags

• HUGE LOT
• WOOD STOVE
• LARGE CENTER SET OF WINDOWS
• ABUNDANCE OF CABINETS
• SPACIOUS FAMILY ROOM
• BUILT-IN BOOKSHELVES

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing home; Stone and vinyl siding exterior; Block foundation; Asphalt roof
• Construction: Built as an existing structure; Stone and vinyl siding construction; Block foundation; Asphalt roof
• Exterior features: Blacktop driveway; Rectangular lot; 100 x 200 lot dimensions; Road frontage on a main thoroughfare

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms include bedrooms within 9 total rooms
• Flooring: Hardwood; Tile; Various flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Primary bedroom with private bath; Full basement with sump pump; Living room and family room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 8.8% 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 $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1955 — 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: 1.23% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $315,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1265 Calkins Rd	0.09mi	3/2.5	1,752 (0%)	8mo	$280,000	$160	89
88 Butler Dr	0.23mi	3/2.5	1,752 (0%)	9mo	$315,000	$180	81
140 Bradford Rd	0.33mi	3/2.5	1,752 (0%)	6mo	$238,000	$136	80
93 Parkmeadow Dr	0.34mi	3/2.0	1,814 (+4%)	1mo	$367,000	$202	75
500 Pinnacle Rd	0.20mi	3/1.5	1,632 (-7%)	2mo	$303,000	$186	74
108 Bradford Rd	0.25mi	4/2.5 (+1)	1,644 (-6%)	4mo	$375,000	$228	70
32 Clearview Dr	0.31mi	3/2.5	1,896 (+8%)	7mo	$333,500	$176	66
27 Marr Dr	0.47mi	3/1.5	1,814 (+4%)	4mo	$332,000	$183	65
10 Kathy Dr	0.37mi	4/2.5 (+1)	1,914 (+9%)	7mo	$332,000	$173	56
168 Butler Dr	0.41mi	3/2.5	1,524 (-13%)	6mo	$361,000	$237	54
449 Pinnacle Rd	0.34mi	3/2.0	1,521 (-13%)	10mo	$273,000	$179	52
135 Faircrest Rd	0.60mi	3/2.0	1,626 (-7%)	8mo	$285,000	$175	51

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-6,293
• Equity at exit: $35,770

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $36,890
• Equity at exit: $20,742

Cash invested: $67,172 (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: $2,960 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$472 /mo · $5,658/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $509

Break-even live

Break-even rent $2,316

Max offer price $239,900

Occupancy floor 78%

Sensitivity live

Price	-10% $645	-5% $577	+0% $509	+5% $441	+10% $373
Rent	-10% $275	-5% $392	+0% $509	+5% $626	+10% $743
Rate	-1.0pp $630	-0.5pp $570	base $509	+0.5pp $447	+1.0pp $384

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-03
   statusdays on market $239,900 Pending 6 DOM
2. 2026-06-01
   days on market $239,900 Active 5 DOM
3. 2026-05-31
   days on market $239,900 Active 4 DOM
4. 2026-05-27
   listed $239,900 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: $5,658 · $472/mo
• Projected year-2 tax: $5,658 · $472/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $35,525
• − Mortgage interest: −$13,438
• − Property taxes: −$5,658
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − Depreciation: −$6,979
• Taxable income: $2,566
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $5,494/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

1 event — show timeline

• 2026-05-27 Listed $239,900 UNYREIS

Property tax history

+3.9%/yr

Latest (2025): $5,658 · -1.0% YoY. Source: county tax records.