65 Bradford Rd · Brighton, NY 14618

$289,000

3 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 20 Days on market

Built 1920 8,712 sqft lot $167/sqft · 32% below area Est $427k · 32% under ↓ 3% since listing

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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 +16.8/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• 1% rule +5.8/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Character filled Brighton Bungalow - Located in one of Brighton's most popular and convenient neighborhoods! Hardwoods - Living Room - Dining Room and carpeted Family Room that could be converted to a 1st floor bedroom or in-law because there is a full bath! Renovated kitchen in '23. Eat-in area and 1st floor laundry that leads to large rear deck. Second floor has 3 bedrooms and another full bath! This 1920 Classic is ready for a new chapter! This Arts & Crafts style boasts the large covered front porch - wonderful gardens surround the home - There is a 2 car detached garage and a shed - Check out the Matterport Virtual Tour Open House Saturday 5/9 - 11 to 12:30

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Two garage spaces
• Utilities: Electricity connected with circuit breakers; High-speed internet available; Public water connected; Sewer connected; Gas water heater
• Home design: Two-story; Existing construction; Rectangular residential lot; City street frontage; Lot dimensions approximately 60 x 150
• Construction: Wood siding; Copper plumbing; Asphalt roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Deck (open); Porch; Partial fencing; Shed(s) and storage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: Convertible bedroom (room count includes bedrooms)
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Radiator/steam heating
• Interior features: Separate/formal dining room; Separate/formal living room; Pantry; Natural woodwork; Window treatments; Drapes; Convertible bedroom; Programmable thermostat; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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+, employment B+; Watch: crime D+, amenities D-.
• Brighton Central School District (suburban): math 64% / reading 74% proficiency, ranked #142 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: French Road Elementary School (math 62% / reading 74%, grade B+, #522 of 2,108 statewide, top 25%, 711 students, 23% FRL); Twelve Corners Middle School (math 50% / reading 71%, grade B+, #153 of 729 statewide, top 21%, 781 students, 25% FRL); Brighton High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,243 students, 23% FRL).
• Market conditions: 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 30% of the median local income ($125k/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 $9k 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 20 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $284,665 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
5. 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?
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: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $427,007
• List price: $289,000
• Delta: -32.32%
• 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
166 Orchard Dr	0.35mi	3/2.5	1,643 (-5%)	3mo	$425,000	$259	71
122 Avalon Dr	0.61mi	3/1.5	1,731 (+0%)	2mo	$485,000	$280	68
70 Penarrow Road Rd	0.65mi	3/2.0	1,732 (+0%)	2mo	$420,000	$242	68
312 Troy Rd	0.14mi	4/2.0 (+1)	1,553 (-10%)	7mo	$365,000	$235	66
15 Lynnwood Dr	0.33mi	3/2.0	1,548 (-10%)	4mo	$340,000	$220	64
296 Troy Rd	0.15mi	4/3.0 (+1)	1,936 (+12%)	1mo	$532,675	$275	63
1330 Winton Rd S	0.43mi	3/1.5	1,606 (-7%)	5mo	$320,000	$199	62
174 Orchard Dr	0.36mi	3/2.0	1,550 (-10%)	7mo	$450,000	$290	60
2055 Westfall Rd	0.27mi	3/1.5	1,517 (-12%)	6mo	$300,000	$198	60
301 Idlewood Rd	0.65mi	4/1.5 (+1)	1,810 (+5%)	6mo	$475,000	$262	50
161 Buckland Ave	0.59mi	4/1.5 (+1)	1,617 (-6%)	7mo	$525,000	$325	49
56 Hunters Ln	0.75mi	3/2.5	1,926 (+11%)	2mo	$506,000	$263	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-34,972
• Equity at exit: $43,091

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-14,550
• Equity at exit: $24,987

Cash invested: $80,920 (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 14618

• Active inventory: 116
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,132 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$656 /mo · $7,872/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $183

Break-even live

Break-even rent $2,901

Max offer price $289,000

Occupancy floor 89%

Sensitivity live

Price	-10% $346	-5% $264	+0% $183	+5% $101	+10% $19
Rent	-10% $-65	-5% $59	+0% $183	+5% $306	+10% $430
Rate	-1.0pp $328	-0.5pp $256	base $183	+0.5pp $108	+1.0pp $32

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Brooklawn Dr Rochester, NY	3.0	1.0	1380	$2,950	$2.14	45d	1	0.18mi
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	45d	1	0.55mi
131 Greystone Ln Rochester, NY	1.0–2.0	1.0–1.5	1000	$1,555	$1.55	4d	1	1.29mi

Listing history 3 events

1. 2026-05-18
   status Pending 688-char remark
2. 2026-05-09
   price $289,000 688-char remark
3. 2026-04-28
   listed $299,000 Active 688-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: $7,872 · $656/mo
• Projected year-2 tax: $7,872 · $656/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 ≥95°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: $37,589
• − Mortgage interest: −$16,188
• − Property taxes: −$7,872
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$8,407
• Taxable loss: −$2,339
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $2,752/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: Brighton Central School District
• NCES district ID: 3605460
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 74% ▲ 6.00%
• Median HH income: $71,403
• Composite: 60.55/100
• National rank: #837
• State rank: #142 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

• Census place: Brighton, NY
• County: Monroe County · 674,131 people
• City population: 38,703
• Metro: Rochester, NY
• Population (ZIP): 25,476
• Household income: $125,098
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 548.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Asian/Pacific 2% Other Indo-European 2% 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: ▼ -246.83%
• Current HPI: 271.6387
• Rent YoY: —
• 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

-3.3% since first listed

3 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-05-09 Price Changed $289,000 UNYREIS
• 2026-04-28 Listed $299,000 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $7,872 · +32.5% YoY. Source: county tax records.