336 Hollybrook Rd · Brighton, NY 14623

$230,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 17 Days on market

Built 1955 0.46 ac lot $230/sqft · 14% below area Est $267k · 14% under

---

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 +13.7/15.0
• Cash flow +13.5/30.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious mid-century ranch with an open layout set on an expansive almost 1/2 acre private park-like yard! Enjoy morning coffee or evening relaxation on the covered front porch while watching the world go by. Inside you'll find a large eat-in kitchen with abundant cabinet and counter space, two full baths including a main floor bath with walk-in shower, and 3 bedrooms with one currently being used as a formal dining room for added flexibility. Recently updated lower level and new dishwasher add to the property’s modern conveniences. The large rear deck features a vertical platform lift providing wheelchair accessibility to the home. Major updates and features include a new roof, whole

Key facts

• Updated lower level
• Large eat-in kitchen
• Formal dining room

Tags

• PRIVATE PARK-LIKE YARD
• LARGE EAT-IN KITCHEN
• WALK-IN SHOWER
• FORMAL DINING ROOM
• UPDATED LOWER LEVEL
• WHEELCHAIR ACCESSIBILITY

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electric
• Home design: Single-story property; Main/entry level living; Composite siding; Shingle/asphalt roof
• Construction: Built previously (existing); Block foundation
• Exterior features: Blacktop driveway; Deck; Covered and open porch; Private yard; Shed(s)/storage; See remarks

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Drapes and window treatments; Sliding glass doors; Cedar closet(s); Separate/formal dining room; Separate/formal living room; Eat-in kitchen; Solid surface counters; Bedroom on main level; Main level primary; Accessible elevator installed; No stairs
• Laundry & utility: Washer and dryer; Laundry in basement; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $8 ($99/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (6.2% below list).
• Recommended offer: $216k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 40% 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 $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

• It's been on market 17 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,685 (6.2% below list)

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: 0.94% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (median comp): $266,508
• List price: $230,000
• Delta: -13.70%
• 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
384 Hollybrook Rd	0.10mi	3/1.5	1,000 (0%)	2mo	$285,000	$285	92
432 Hollybrook Rd	0.21mi	3/1.0	1,000 (0%)	0mo	$230,000	$230	86
292 Hollybrook Rd	0.11mi	2/1.5 (-1)	1,025 (+2%)	3mo	$261,000	$255	82
7 Rouge Rd	0.42mi	3/1.5	1,000 (0%)	1mo	$242,000	$242	78
88 Rouge Rd	0.23mi	3/1.0	1,012 (+1%)	7mo	$245,900	$243	77
48 Rouge Rd	0.32mi	3/1.0	1,025 (+2%)	2mo	$250,000	$244	75
48 Coronet Rd	0.45mi	3/1.0	1,008 (+1%)	3mo	$270,000	$268	71
16 Burt Dr	0.51mi	3/1.0	1,000 (0%)	7mo	$176,000	$176	66
16 Down St	0.55mi	3/1.0	1,000 (0%)	6mo	$210,000	$210	65
199 Castle Rd	0.51mi	3/1.0	1,050 (+5%)	1mo	$226,000	$215	62
172 Hollybrook Rd	0.39mi	3/1.0	1,069 (+7%)	9mo	$235,000	$220	58
85 Lalanne Rd	0.61mi	2/1.5 (-1)	992 (-1%)	8mo	$260,000	$262	57

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: -12.4%
• Equity multiple: 0.54×
• Total profit: $-29,801
• Equity at exit: $34,294

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $5,032
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$394 /mo · $4,724/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $8

Break-even live

Break-even rent $2,146

Max offer price $230,000

Occupancy floor 95%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	3d	8	0.88mi
1656 Jefferson Rd Rochester, NY	3.0	2.0	1050	$2,500	$2.38	44d	1	1.01mi
168 Surrey Hill Way Rochester, NY	2.0	1.5	1008	$1,700	$1.69	3d	1	1.17mi
2655 Brighton Henrietta Town Line Rd Rochester, NY	1.0–2.0	1.0	769	$1,870	$2.43	3d	6	1.42mi

Listing history 1 events

1. 2026-05-11
   listed $230,000 Active 1239-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: $4,724 · $394/mo
• Projected year-2 tax: $4,724 · $394/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 ≥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: $25,882
• − Mortgage interest: −$12,884
• − Property taxes: −$4,724
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$6,691
• Taxable loss: −$3,707
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $989/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

3 events — show timeline

• 2026-05-28 Pending — UNYREIS
• 2026-05-20 Contingent — UNYREIS
• 2026-05-11 Listed $230,000 UNYREIS

Property tax history

+10.0%/yr

Latest (2025): $4,724 · +343.5% YoY. Source: county tax records.