29 Union St · Brockport, NY 14420

$110,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 27 Days on market

Built 1890 2,614 sqft lot $87/sqft · 44% below area Est $198k · 44% 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 +28.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• 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

Affordable living in the beautiful village of Brockport! Tear off roof done 10 years ago. Bath updated 5 years ago. Original kitchen but if you want to change that owner is leaving brand new cabinetry (and even throwing in the new kitchen sink!) in basement for you to use! Walk to school, stores, church. .. One bdrm is a bit small (8 x 8?). Other bedrooms are good size. Presently tenant occupied, month to month lease, $900/month. Great for rental or owner occupant. Seller may finance with $25k down

Key facts

• Open front porch
• High ceilings
• Off-street parking

Tags

• OPEN FRONT PORCH
• WIDE WOOD PLANK FLOORING
• HIGH CEILINGS
• SPACIOUS COUNTRY-SIZED KITCHEN
• OFF-STREET PARKING
• WALKING DISTANCE TO SHOPS

Property features AI

Finance

• Other: Irregular lot near public transit on a city street (lot approx. 29 x 95)

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: 2-story existing structure; Stone foundation
• Construction: Fiber cement siding; Copper plumbing; Architectural shingle roof
• Exterior features: Blacktop driveway; Dirt driveway; Covered porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total of 7 rooms (includes living room listed among room types)
• Flooring: Hardwood; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Living/dining room; Full basement with sump pump
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$198,185) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.1% in Brockport — 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 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.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 1.61% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 5.2

CMA / ARV

• ARV (median comp): $198,185
• List price: $110,000
• Delta: -44.50%
• 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
38 Spring St	0.18mi	3/2.0	1,320 (+5%)	10mo	$220,000	$167	72
31 Lyman St	0.28mi	3/2.0	1,292 (+2%)	12mo	$250,000	$193	69
69 Fair St	0.26mi	3/2.0	1,088 (-14%)	6mo	$176,000	$162	56
153 Barry St	0.57mi	2/1.0 (-1)	1,350 (+7%)	1mo	$195,000	$144	56
180 Park Ave	0.23mi	3/1.0	1,415 (+12%)	16mo	$150,000	$106	56
77 Barry St	0.43mi	3/2.0	1,376 (+9%)	7mo	$210,000	$153	55
14 Carolin Dr	0.51mi	3/2.0	1,144 (-9%)	3mo	$282,000	$247	54
75 Fair St	0.25mi	3/2.0	1,396 (+11%)	17mo	$108,000	$77	53
30 Brookdale Rd	0.52mi	3/2.0	1,215 (-4%)	16mo	$222,000	$183	52
185 Lyman St	0.60mi	3/1.0	1,406 (+11%)	4mo	$205,000	$146	50
41 Liberty St	0.36mi	3/2.0	1,436 (+14%)	12mo	$150,000	$104	46
193 Clark St	0.66mi	3/1.5	1,386 (+10%)	11mo	$256,000	$185	42

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,056
• Equity at exit: $16,401

10-year hold

• IRR: 12.8%
• Equity multiple: 2.00×
• Total profit: $30,890
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$577
• Tax from tax record: −$431 /mo · $5,172/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $348

Break-even live

Break-even rent $1,334

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $718	-5% $379	+0% $348	+5% $317	+10% $286
Rent	-10% $208	-5% $278	+0% $348	+5% $418	+10% $488
Rate	-1.0pp $404	-0.5pp $376	base $348	+0.5pp $320	+1.0pp $291

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Ellis Dr Brockport, NY	3.0	1.0–1.5	756	$1,930	$2.55	3d	1	0.77mi
138 Woodlands Way Unit 138 Brockport, NY	3.0	1.5	1100	$1,700	$1.55	12d	1	0.94mi
151 Sunset Center Ln Brockport, NY	2.0	2.0	1024	$1,605	$1.57	3d	1	1.02mi
419l Holley St Brockport, NY	1.0–3.0	1.0–2.5	850	$1,715	$2.02	2d	15	1.02mi
1000 Viking Way Brockport, NY	1.0–2.0	1.0–2.0	875	$1,439	$1.64	3d	1	1.07mi

Listing history 15 events

1. 2026-06-08
   statusdays on market $110,000 Pending 27 DOM
2. 2026-06-07
   pricedays on market $110,000 Active 26 DOM
3. 2026-06-03
   days on market $125,000 Active 22 DOM
4. 2026-06-03
   days on market $125,000 Active 21 DOM
5. 2026-06-01
   days on market $125,000 Active 20 DOM
6. 2026-05-31
   days on market $125,000 Active 19 DOM
7. 2026-05-18
   price $125,000 795-char remark
8. 2026-05-12
   listed $100,000 Active 795-char remark
9. 2026-04-14
   historical
10. 2026-02-18
    listed $139,000 Active
11. 2020-07-31
    soldstatus $80,000 Closed Sale or Rented

    Show marketing remark (503 chars)

    Affordable living in the beautiful village of Brockport! Tear off roof done 10 years ago. Bath updated 5 years ago. Original kitchen but if you want to change that owner is leaving brand new cabinetry (and even throwing in the new kitchen sink!) in basement for you to use! Walk to school, stores, church. .. One bdrm is a bit small (8 x 8?). Other bedrooms are good size. Presently tenant occupied, month to month lease, $900/month. Great for rental or owner occupant. Seller may finance with $25k down

12. 2020-07-29
    soldstatus $80,000
13. 2020-06-05
    status Pending Sale

    Show marketing remark (503 chars)

    Affordable living in the beautiful village of Brockport! Tear off roof done 10 years ago. Bath updated 5 years ago. Original kitchen but if you want to change that owner is leaving brand new cabinetry (and even throwing in the new kitchen sink!) in basement for you to use! Walk to school, stores, church. .. One bdrm is a bit small (8 x 8?). Other bedrooms are good size. Presently tenant occupied, month to month lease, $900/month. Great for rental or owner occupant. Seller may finance with $25k down

14. 2020-05-25
    listed $75,000 Active

    Show marketing remark (503 chars)

    Affordable living in the beautiful village of Brockport! Tear off roof done 10 years ago. Bath updated 5 years ago. Original kitchen but if you want to change that owner is leaving brand new cabinetry (and even throwing in the new kitchen sink!) in basement for you to use! Walk to school, stores, church. .. One bdrm is a bit small (8 x 8?). Other bedrooms are good size. Presently tenant occupied, month to month lease, $900/month. Great for rental or owner occupant. Seller may finance with $25k down

15. 1993-09-13
    soldstatus $46,000

ⓘ 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: $5,172 · $431/mo
• Projected year-2 tax: $5,172 · $431/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: $21,293
• − Mortgage interest: −$6,162
• − Property taxes: −$5,172
• − Insurance: −$550
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$3,200
• Taxable income: $2,803
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,505/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

+139.1% since first listed

11 events — show timeline

• 2026-06-08 Pending — UNYREIS
• 2026-06-05 Price Changed $110,000 UNYREIS
• 2026-05-18 Price Changed $125,000 UNYREIS
• 2026-05-12 Listed $100,000 UNYREIS
• 2026-04-14 Listing Removed — WNYREIS
• 2026-02-18 Listed $139,000 WNYREIS
• 2020-07-31 Sold (MLS) $80,000 UNYREIS
• 2020-07-29 Sold (Public Records) $80,000 Public Records
• 2020-06-05 Pending — UNYREIS
• 2020-05-25 Listed $75,000 UNYREIS
• 1993-09-13 Sold (Public Records) $46,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $5,172 · +15.2% YoY. Source: county tax records.