86 Hampshire Dr · Brighton, NY 14618

$299,900

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 5 Days on market

Built 1936 6,534 sqft lot Est $286k · at est.

---

Why this score? — see what drove the D 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 +12.7/30.0
• Schools +6.1/10.0
• ARV discount +5.3/15.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

12 Corners is calling! Walking distance to the heart of it all in Brighton!Spacious living room with gas fireplace, replacement windows and hardwood floors. Formal dining room and kitchen combination. Walk in pantry first floor powder and walk out to the party sized deck. 3 spacious bedrooms upstairs and an updated bath make this the perfect home. Exterior painted summer of 2018.

Key facts

• Brand new driveway
• Gas fireplace
• Open front porch

Tags

• BRAND NEW DRIVEWAY
• OPEN FRONT PORCH
• GAS FIREPLACE
• UPDATED KITCHEN
• GRANITE COUNTERS
• FIRST-FLOOR HALF BATH

Property features AI

Exterior

• Parking: Detached garage; Garage door opener; 1 garage space
• Utilities: Electricity available and connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story home; Resale property; Shingle roof
• Construction: Cedar and wood siding; Block foundation; Existing construction
• Exterior features: Deck; Open porch; Blacktop driveway; Fully fenced yard; Play structure; Rectangular residential lot; City street frontage

Interior

• Kitchen: Built-in refrigerator; Convection oven; Electric oven; Electric range; Microwave; Freezer; Dishwasher; Disposal
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level; Bedroom 3 on second level
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Window treatments; Drapes
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (1.9% below list).
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $294k (1.9% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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+, employment 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.
• Zoned schools: French Road Elementary School (math 62% / reading 74%, grade B+, #522 of 2,108 statewide, top 25%, 711 students, 23% FRL); Twelve Corners Middle School (math 50% / reading 71%, grade B+, #153 of 729 statewide, top 21%, 781 students, 25% FRL); Brighton High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,243 students, 23% FRL).
• Market conditions: 116 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $2k of loan paydown is wiped out by about $9k 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.
• 7 sale attempts since 13y 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 $211k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $294,182 (1.9% 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 1936 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $285,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Hampshire Dr	0.05mi	3/1.5	1,356 (-4%)	2mo	$225,000	$166	90
117 Torrington Dr	0.12mi	2/1.5 (-1)	1,409 (+0%)	4mo	$310,000	$220	86
134 Meadow Dr	0.24mi	3/1.5	1,450 (+3%)	5mo	$282,000	$194	80
61 Fernboro Rd	0.35mi	3/1.5	1,447 (+3%)	4mo	$300,000	$207	76
74 Elwell Dr	0.37mi	3/1.5	1,432 (+2%)	5mo	$290,000	$203	76
154 Orchard Dr	0.18mi	4/1.0 (+1)	1,303 (-8%)	5mo	$265,000	$203	68
117 Tarrytown Rd	0.63mi	3/1.0	1,384 (-2%)	1mo	$405,000	$293	65
2271 Westfall Rd	0.61mi	3/1.0	1,468 (+4%)	5mo	$251,000	$171	59
104 Seminole Way	0.74mi	3/1.5	1,376 (-2%)	5mo	$250,000	$182	57
2055 Westfall Rd	0.65mi	3/1.5	1,517 (+8%)	6mo	$300,000	$198	52
15 Lynnwood Dr	0.67mi	3/2.0	1,548 (+10%)	4mo	$340,000	$220	47
1330 Winton Rd S	0.61mi	3/1.5	1,606 (+14%)	5mo	$320,000	$199	44

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-50,388
• Equity at exit: $44,716

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-45,436
• Equity at exit: $25,930

Cash invested: $83,972 (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: 116
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$739 /mo · $8,871/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-32

Break-even live

Break-even rent $3,085

Max offer price $294,182

Occupancy floor 96%

Sensitivity live

Price	-10% $137	-5% $53	+0% $-32	+5% $-117	+10% $-202
Rent	-10% $-273	-5% $-153	+0% $-32	+5% $88	+10% $208
Rate	-1.0pp $119	-0.5pp $44	base $-32	+0.5pp $-110	+1.0pp $-189

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	45d	1	0.24mi
130 Brooklawn Dr Rochester, NY	3.0	1.0	1380	$2,950	$2.14	45d	1	0.32mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	4d	1	1.32mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	4d	1	1.33mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	4d	17	1.37mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	5d	1	1.40mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	4d	1	1.43mi

Listing history 25 events

1. 2026-06-03
   statusdays on market $299,900 Pending 5 DOM
2. 2026-06-01
   days on market $299,900 Active 4 DOM
3. 2026-05-31
   days on market $299,900 Active 3 DOM
4. 2026-05-28
   listed $299,900 Active
5. 2019-05-10
   soldstatus $211,125 Closed Sale or Rented 382-char remark

   Show marketing remark (382 chars)

   12 Corners is calling! Walking distance to the heart of it all in Brighton!Spacious living room with gas fireplace, replacement windows and hardwood floors. Formal dining room and kitchen combination. Walk in pantry first floor powder and walk out to the party sized deck. 3 spacious bedrooms upstairs and an updated bath make this the perfect home. Exterior painted summer of 2018.

6. 2019-05-10
   soldstatus $211,125

   Show marketing remark (382 chars)

   12 Corners is calling! Walking distance to the heart of it all in Brighton!Spacious living room with gas fireplace, replacement windows and hardwood floors. Formal dining room and kitchen combination. Walk in pantry first floor powder and walk out to the party sized deck. 3 spacious bedrooms upstairs and an updated bath make this the perfect home. Exterior painted summer of 2018.

7. 2019-03-23
   status Pending Sale 382-char remark

   Show marketing remark (382 chars)

   12 Corners is calling! Walking distance to the heart of it all in Brighton!Spacious living room with gas fireplace, replacement windows and hardwood floors. Formal dining room and kitchen combination. Walk in pantry first floor powder and walk out to the party sized deck. 3 spacious bedrooms upstairs and an updated bath make this the perfect home. Exterior painted summer of 2018.

8. 2019-03-08
   historical Continue to Show- Under Contract 382-char remark

   Show marketing remark (382 chars)

   12 Corners is calling! Walking distance to the heart of it all in Brighton!Spacious living room with gas fireplace, replacement windows and hardwood floors. Formal dining room and kitchen combination. Walk in pantry first floor powder and walk out to the party sized deck. 3 spacious bedrooms upstairs and an updated bath make this the perfect home. Exterior painted summer of 2018.

9. 2019-02-28
   historical

   Show marketing remark (382 chars)

   12 Corners is calling! Walking distance to the heart of it all in Brighton!Spacious living room with gas fireplace, replacement windows and hardwood floors. Formal dining room and kitchen combination. Walk in pantry first floor powder and walk out to the party sized deck. 3 spacious bedrooms upstairs and an updated bath make this the perfect home. Exterior painted summer of 2018.

10. 2019-02-28
    listed $210,000 Active 382-char remark

    Show marketing remark (382 chars)

    12 Corners is calling! Walking distance to the heart of it all in Brighton!Spacious living room with gas fireplace, replacement windows and hardwood floors. Formal dining room and kitchen combination. Walk in pantry first floor powder and walk out to the party sized deck. 3 spacious bedrooms upstairs and an updated bath make this the perfect home. Exterior painted summer of 2018.

11. 2018-11-29
    price $214,900
12. 2018-11-09
    listed $219,900 Active
13. 2018-04-26
    historical
14. 2018-04-09
    listed $229,900 Active
15. 2015-03-06
    soldstatus $178,000
16. 2015-03-06
    soldstatus $175,000
17. 2015-01-15
    listed $181,900
18. 2014-11-04
    listed $181,900
19. 2013-05-01
    soldstatus $180,000
20. 2013-05-01
    soldstatus $180,000
21. 2013-02-11
    listed $198,000
22. 2007-07-16
    soldstatus $163,000
23. 2003-05-23
    soldstatus $138,500
24. 2000-08-21
    soldstatus $115,500
25. 1994-04-22
    soldstatus $112,000

ⓘ 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: $8,871 · $739/mo
• Projected year-2 tax: $8,871 · $739/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 ≥95°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: $36,525
• − Mortgage interest: −$16,799
• − Property taxes: −$8,871
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − Depreciation: −$8,724
• Taxable loss: −$5,213
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $863/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

+167.8% since first listed

22 events — show timeline

• 2026-05-28 Listed $299,900 UNYREIS
• 2019-05-10 Sold (Public Records) $211,125 Public Records
• 2019-05-10 Sold (MLS) $211,125 UNYREIS
• 2019-03-23 Pending — UNYREIS
• 2019-03-08 Contingent — UNYREIS
• 2019-02-28 Listed $210,000 UNYREIS
• 2019-02-28 Listing Removed — UNYREIS
• 2018-11-29 Price Changed $214,900 UNYREIS
• 2018-11-09 Listed $219,900 UNYREIS
• 2018-04-26 Listing Removed — UNYREIS
• 2018-04-09 Listed $229,900 UNYREIS
• 2015-03-06 Sold (Public Records) $175,000 Public Records
• 2015-03-06 Sold (MLS) $178,000 UNYREIS
• 2015-01-15 Listed $181,900 UNYREIS
• 2014-11-04 Listed $181,900 UNYREIS
• 2013-05-01 Sold (Public Records) $180,000 Public Records
• 2013-05-01 Sold (MLS) $180,000 UNYREIS
• 2013-02-11 Listed $198,000 UNYREIS
• 2007-07-16 Sold (Public Records) $163,000 Public Records
• 2003-05-23 Sold (Public Records) $138,500 Public Records
• 2000-08-21 Sold (Public Records) $115,500 Public Records
• 1994-04-22 Sold (Public Records) $112,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $8,871 · +1.7% YoY. Source: county tax records.