121 Lyman St · Brockport, NY 14420

$149,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 138 Days on market

Built 1950 8,712 sqft lot $175/sqft · 14% below area Est $173k · 14% 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).

• Cash flow +19.0/30.0
• ARV discount +13.8/15.0
• 1% rule +7.2/10.0
• DSCR +6.0/10.0
• 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

3 bedroom ranch with 1st floor laundry. Close to shopping and the college. Great starter home or for those looking to downsize. Seller's were getting $1,250 a month for rent. Needs some TLC but could be made into a cute home.

Key facts

• 1st floor laundry
• Close to college
• Close to shopping

Tags

• 1ST FLOOR LAUNDRY
• CLOSE TO SHOPPING
• CLOSE TO COLLEGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $4k 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 138 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $32k; list at $149k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.22% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

• ARV (median comp): $173,133
• List price: $149,000
• Delta: -13.94%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Clark St	0.74mi	2/1.0 (-1)	960 (+13%)	13mo	$155,000	$161	28

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-14,500
• Equity at exit: $22,216

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,131
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$436 /mo · $5,232/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $157

Break-even live

Break-even rent $1,620

Max offer price $149,000

Occupancy floor 86%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	12d	1	0.81mi
10 Ellis Dr Brockport, NY	3.0	1.0–1.5	756	$1,930	$2.55	3d	1	1.20mi
151 Sunset Center Ln Brockport, NY	2.0	2.0	1024	$1,605	$1.57	3d	1	1.31mi

Listing history 12 events

1. 2026-05-16
   status Pending 225-char remark

   Show marketing remark (225 chars)

   3 bedroom ranch with 1st floor laundry. Close to shopping and the college. Great starter home or for those looking to downsize. Seller's were getting $1,250 a month for rent. Needs some TLC but could be made into a cute home.

2. 2026-05-04
   status Active 225-char remark

   Show marketing remark (225 chars)

   3 bedroom ranch with 1st floor laundry. Close to shopping and the college. Great starter home or for those looking to downsize. Seller's were getting $1,250 a month for rent. Needs some TLC but could be made into a cute home.

3. 2026-04-27
   status Pending 225-char remark

   Show marketing remark (225 chars)

   3 bedroom ranch with 1st floor laundry. Close to shopping and the college. Great starter home or for those looking to downsize. Seller's were getting $1,250 a month for rent. Needs some TLC but could be made into a cute home.

4. 2026-04-06
   price $149,000 225-char remark

   Show marketing remark (225 chars)

   3 bedroom ranch with 1st floor laundry. Close to shopping and the college. Great starter home or for those looking to downsize. Seller's were getting $1,250 a month for rent. Needs some TLC but could be made into a cute home.

5. 2025-12-22
   listed $129,700 Active 225-char remark

   Show marketing remark (225 chars)

   3 bedroom ranch with 1st floor laundry. Close to shopping and the college. Great starter home or for those looking to downsize. Seller's were getting $1,250 a month for rent. Needs some TLC but could be made into a cute home.

6. 2025-04-01
   historical
7. 2025-02-17
   price $129,900
8. 2025-01-07
   price $134,900
9. 2024-12-21
   listed $139,000 Active
10. 2012-02-27
    listed $71,900
11. 2012-02-27
    listed $71,900
12. 2008-07-02
    soldstatus $32,000

ⓘ 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: $5,232 · $436/mo
• Projected year-2 tax: $5,232 · $436/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: $21,814
• − Mortgage interest: −$8,346
• − Property taxes: −$5,232
• − Insurance: −$745
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$4,335
• Taxable loss: −$334
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,960/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

+365.6% since first listed

12 events — show timeline

• 2026-05-16 Pending — UNYREIS
• 2026-05-04 Relisted — UNYREIS
• 2026-04-27 Pending — UNYREIS
• 2026-04-06 Price Changed $149,000 UNYREIS
• 2025-12-22 Listed $129,700 UNYREIS
• 2025-04-01 Listing Removed — WNYREIS
• 2025-02-17 Price Changed $129,900 WNYREIS
• 2025-01-07 Price Changed $134,900 WNYREIS
• 2024-12-21 Listed $139,000 WNYREIS
• 2012-02-27 Listed $71,900 UNYREIS
• 2012-02-27 Listed $71,900 WNYREIS
• 2008-07-02 Sold (Public Records) $32,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,232 · +2.2% YoY. Source: county tax records.