57 High St · Brockport, NY 14420

$174,900

3 bd · 1.5 ba · 1,544 sqft · SingleFamily public records · 9 Days on market

Built 1860 4,792 sqft lot Est $225k · 22% 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 +13.6/30.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely maintained 3 bedrm home on a quiet village sweet. Kitchen has plenty of counter space and cabinets. First floor laundry and 1/2 bath. Sit and enjoy the backyard with the screened in porch. Hardwood floors in great condition!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1860

Property features AI

Exterior

• Parking: Attached garage with storage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); Cable available; Gas water heater
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Asphalt roof; Stone foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street / main thoroughfare frontage

Interior

• Kitchen: Free-standing range; Oven; Microwave; Dishwasher; Refrigerator
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Baseboard heat; Hot water heating
• Interior features: Separate/formal dining room; Separate/formal living room; Country kitchen; Natural woodwork; Storm windows; Thermal windows
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $9 ($111/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 6.4% vs local median 5.1% in Brockport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#313 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ginther Elementary School (535 students, 44% FRL); A D Oliver Middle School (math 27% / reading 58%, grade D-, #373 of 729 statewide, top 52%, 685 students, 48% FRL); Brockport High School (math 97% / reading 77%, grade A, #311 of 1,100 statewide, top 30%, 946 students, 43% FRL).
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Brockport Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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 F 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: 1.08% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $225,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 High St	0.00mi	3/1.5	1,544 (0%)	1mo	$199,000	$129	99
38 Spring St	0.03mi	3/2.0	1,320 (-14%)	10mo	$220,000	$167	64
62 Monroe Ave	0.41mi	4/2.0 (+1)	1,616 (+5%)	9mo	$225,000	$139	59
185 Lyman St	0.50mi	3/1.0	1,406 (-9%)	4mo	$205,000	$146	57
77 Barry St	0.41mi	3/2.0	1,376 (-11%)	7mo	$210,000	$153	55
41 Liberty St	0.47mi	3/2.0	1,436 (-7%)	12mo	$150,000	$104	54
4 Rogers Pkwy	0.65mi	3/1.5	1,607 (+4%)	11mo	$256,000	$159	54
139 Gary Dr	0.69mi	3/1.5	1,491 (-3%)	11mo	$262,000	$176	53
153 Barry St	0.51mi	2/1.0 (-1)	1,350 (-13%)	1mo	$195,000	$144	48
265 Main St	0.35mi	4/1.5 (+1)	1,752 (+14%)	12mo	$280,000	$160	47
160 Erie St	0.64mi	3/2.0	1,747 (+13%)	1mo	$225,000	$129	45
220 East Ave	0.69mi	2/2.0 (-1)	1,714 (+11%)	8mo	$215,000	$125	36

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-28,088
• Equity at exit: $26,078

10-year hold

• IRR: -8.3%
• Equity multiple: 0.49×
• Total profit: $-25,071
• Equity at exit: $15,122

Cash invested: $48,972 (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 14420

• Home prices YoY: -10.6%
• Rents YoY: 2.7%
• Active inventory: 79
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$490 /mo · $5,876/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $9

Break-even live

Break-even rent $1,873

Max offer price $174,900

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $59	+0% $9	+5% $-40	+10% $-90
Rent	-10% $-140	-5% $-65	+0% $9	+5% $84	+10% $158
Rate	-1.0pp $97	-0.5pp $54	base $9	+0.5pp $-36	+1.0pp $-82

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Woodlands Way Unit 138 Brockport, NY	3.0	1.5	1100	$1,700	$1.55	13d	1	0.74mi
10 Ellis Dr Brockport, NY	3.0	1.0–1.5	756	$1,930	$2.55	4d	1	0.83mi

Listing history 15 events

1. 2026-04-16
   status Pending
2. 2026-04-07
   listed $174,900 Active
3. 2019-10-04
   soldstatus $104,900
4. 2019-10-03
   soldstatus $104,900 Closed Sale or Rented 231-char remark

   Show marketing remark (231 chars)

   Nicely maintained 3 bedrm home on a quiet village sweet. Kitchen has plenty of counter space and cabinets. First floor laundry and 1/2 bath. Sit and enjoy the backyard with the screened in porch. Hardwood floors in great condition!

5. 2019-08-31
   status Under Contract- Do Not Show 231-char remark

   Show marketing remark (231 chars)

   Nicely maintained 3 bedrm home on a quiet village sweet. Kitchen has plenty of counter space and cabinets. First floor laundry and 1/2 bath. Sit and enjoy the backyard with the screened in porch. Hardwood floors in great condition!

6. 2019-08-20
   historical Continue to Show- Under Contract 231-char remark

   Show marketing remark (231 chars)

   Nicely maintained 3 bedrm home on a quiet village sweet. Kitchen has plenty of counter space and cabinets. First floor laundry and 1/2 bath. Sit and enjoy the backyard with the screened in porch. Hardwood floors in great condition!

7. 2019-08-10
   status Under Contract- Do Not Show 231-char remark

   Show marketing remark (231 chars)

   Nicely maintained 3 bedrm home on a quiet village sweet. Kitchen has plenty of counter space and cabinets. First floor laundry and 1/2 bath. Sit and enjoy the backyard with the screened in porch. Hardwood floors in great condition!

8. 2019-08-02
   listed $108,900 Active 231-char remark

   Show marketing remark (231 chars)

   Nicely maintained 3 bedrm home on a quiet village sweet. Kitchen has plenty of counter space and cabinets. First floor laundry and 1/2 bath. Sit and enjoy the backyard with the screened in porch. Hardwood floors in great condition!

9. 2018-09-21
   historical
10. 2018-06-21
    listed $114,900 Active
11. 2017-01-13
    soldstatus $90,000
12. 2017-01-12
    soldstatus $90,000 Closed Sale or Rented
13. 2016-11-28
    status Pending Sale
14. 2016-11-03
    listed $89,900 Active
15. 1999-01-06
    soldstatus $65,000

ⓘ 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: $5,876 · $490/mo
• Projected year-2 tax: $5,876 · $490/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,617
• − Mortgage interest: −$9,797
• − Property taxes: −$5,876
• − Insurance: −$874
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$5,088
• Taxable loss: −$2,637
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $744/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: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Brockport

• Score: 73/100
• State rank: #313
• US rank: #5216

Category grades

Amenities F Commute F Cost of living A Crime F Employment D+ Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockport, NY
• County: Monroe County · 674,131 people
• City population: 20,375
• Metro: Rochester, NY
• Population (ZIP): 20,375
• Household income: $75,577
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 472.0

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% Hispanic / Latino 7% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -31.08%
• Current HPI: 261.3695
• Rent YoY: ▲ 2.72%
• 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

+169.1% since first listed

15 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-07 Listed $174,900 UNYREIS
• 2019-10-04 Sold (Public Records) $104,900 Public Records
• 2019-10-03 Sold (MLS) $104,900 UNYREIS
• 2019-08-31 Pending — UNYREIS
• 2019-08-20 Contingent — UNYREIS
• 2019-08-10 Pending — UNYREIS
• 2019-08-02 Listed $108,900 UNYREIS
• 2018-09-21 Listing Removed — UNYREIS
• 2018-06-21 Listed $114,900 UNYREIS
• 2017-01-13 Sold (Public Records) $90,000 Public Records
• 2017-01-12 Sold (MLS) $90,000 UNYREIS
• 2016-11-28 Pending — UNYREIS
• 2016-11-03 Listed $89,900 UNYREIS
• 1999-01-06 Sold (Public Records) $65,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $5,876 · +3.3% YoY. Source: county tax records.