47 High St · Brockport, NY 14420

$89,900

4 bd · 1.5 ba · 1,370 sqft · SingleFamily public records · 28 Days on market

Built 1860 3,920 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Check out this 3 bedroom 1.5 bath home, with additional room for den, office or 4th bedroom, located in the Village of Brockport, with close proximity to the historic Erie Canal, downtown Brockport, and SUNY Brockport. SOLD AS IS NO "PCD" Buyer pays search, survey and transfer tax. This property is eligible under the Freddie Mac First Look Initiative through 6/19/2026. Meaning no wait for Owner Occupant offers. Investors may submit offers at any time; they will not be reviewed or considered until after the First Look period.

Key facts

• 3,920 sq ft lot
• Built 1860
• Listed 28 days

Tags

• ADDITIONAL ROOM FOR DEN

Property features AI

Finance

• Other: Resale property (fixer)

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2 stories; Existing structure; Shingle architectural roof
• Construction: Vinyl siding; PEX plumbing; Stone foundation
• Exterior features: Deck; Open deck/porch; Porch; Dirt driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Natural woodwork; See remarks; Other
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 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).
• This rent runs 31% of the median local income ($76k/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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

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: 2.17% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.47%
• DSCR: 2.40
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $228,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Spring St	0.03mi	3/2.0 (-1)	1,320 (-4%)	10mo	$220,000	$167	77
57 High St	0.02mi	3/1.5 (-1)	1,544 (+13%)	1mo	$199,000	$129	72
75 Fair St	0.17mi	3/2.0 (-1)	1,396 (+2%)	17mo	$108,000	$77	68
77 Barry St	0.42mi	3/2.0 (-1)	1,376 (+0%)	7mo	$210,000	$153	67
180 Park Ave	0.26mi	3/1.0 (-1)	1,415 (+3%)	16mo	$150,000	$106	62
185 Lyman St	0.52mi	3/1.0 (-1)	1,406 (+3%)	4mo	$205,000	$146	62
31 Lyman St	0.31mi	3/2.0 (-1)	1,292 (-6%)	12mo	$250,000	$193	59
41 Liberty St	0.47mi	3/2.0 (-1)	1,436 (+5%)	12mo	$150,000	$104	53
143 Gary Dr	0.68mi	3/1.5 (-1)	1,355 (-1%)	13mo	$286,050	$211	50
11 Old Elm Dr	0.61mi	3/1.5 (-1)	1,256 (-8%)	9mo	$249,900	$199	45
139 Gary Dr	0.68mi	3/1.5 (-1)	1,491 (+9%)	11mo	$262,000	$176	39
30 Brookdale Rd	0.46mi	3/2.0 (-1)	1,215 (-11%)	16mo	$222,000	$183	39

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $27,120
• Equity at exit: $13,404

10-year hold

• IRR: 33.6%
• Equity multiple: 4.03×
• Total profit: $76,287
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$370 /mo · $4,439/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $660

Break-even live

Break-even rent $1,112

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• 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	0.78mi
10 Ellis Dr Brockport, NY	3.0	1.0–1.5	756	$1,930	$2.55	3d	1	0.80mi
419l Holley St Brockport, NY	1.0–3.0	1.0–2.5	850	$1,715	$2.02	2d	15	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 28 DOM
2. 2026-06-17
   days on market $89,900 Active 27 DOM
3. 2026-06-16
   days on market $89,900 Active 26 DOM
4. 2026-06-15
   days on market $89,900 Active 25 DOM
5. 2026-06-13
   days on market $89,900 Active 23 DOM
6. 2026-06-13
   days on market $89,900 Active 22 DOM
7. 2026-06-10
   days on market $89,900 Active 20 DOM
8. 2026-06-09
   days on market $89,900 Active 19 DOM
9. 2026-06-08
   remarks 530-char remark
10. 2026-06-08
    days on market $89,900 Active 18 DOM
11. 2026-06-07
    days on market $89,900 Active 17 DOM
12. 2026-06-03
    days on market $89,900 Active 13 DOM
13. 2026-06-03
    days on market $89,900 Active 12 DOM
14. 2026-06-01
    days on market $89,900 Active 11 DOM
15. 2026-05-31
    days on market $89,900 Active 10 DOM
16. 2026-05-21
    listed $89,900 Active
17. 2008-02-19
    soldstatus $67,835
18. 1998-09-24
    soldstatus $45,000

ⓘ 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: $4,439 · $370/mo
• Projected year-2 tax: $4,439 · $370/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: $23,377
• − Mortgage interest: −$5,036
• − Property taxes: −$4,439
• − Insurance: −$450
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$2,615
• Taxable income: $7,097
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $6,219/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

+99.8% since first listed

3 events — show timeline

• 2026-05-21 Listed $89,900 WNYREIS
• 2008-02-19 Sold (Public Records) $67,835 Public Records
• 1998-09-24 Sold (Public Records) $45,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,439 · -0.4% YoY. Source: county tax records.