26 Southland Dr · Brighton, NY 14623

$179,900

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 7 Days on market

Built 1943 0.35 ac lot $191/sqft · 34% below area Est $272k · 34% 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 +11.4/30.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 26 Southland Drive. This storybook Cape is nestled on a quiet street with a beautiful treed lot and gorgeous landscaping with flowering trees/shrubs. A beautiful home that offers up just enough elbow room to enjoy, without too much work. Inside the home you will love the well-appointed kitchen that utilizes every inch of space perfectly, located just steps from the formal dining room. The large living room is accented nicely by the stone-faced woodburning fireplace. Gleaming hardwood flooring and a fresh coat of paint make this a must-see and a must-have! You'll have room to expand in the 472sf unfinished walk-up attic space. As an added bonus, you can relax in the 180sf su

Key facts

• A/c
• Skylight
• 0.35 acre lot

Tags

• WELL-APPOINTED KITCHEN
• GLEAMING HARDWOOD FLOORING
• SUN-FILLED 3-SEASON ROOM
• SKYLIGHT
• HIGH EFFICIENCY FURNACE
• A/C

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Garage door opener; Garage has electricity
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical system
• Home design: One-story house; Resale property
• Construction: Stone, stucco, and vinyl siding exterior; Asphalt shingle roof; Block foundation; Existing structure
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Wooded lot; Near public transit; Rectangular residential lot with 75 x 214 dimensions

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Other interior: Full basement with sump pump; 1 fireplace; Room types include living room, sunroom/Florida room, workshop
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Skylights; Programmable thermostat; Workshop
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-61 ($-733/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (4.2% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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+, schools B+; Watch: crime D+, amenities D-.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,111 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1943 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 8.7

CMA / ARV

• ARV (median comp): $271,884
• List price: $179,900
• Delta: -33.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Cimarron Dr	0.52mi	2/1.0	875 (-7%)	11mo	$250,000	$286	55
117 Redfern Dr	0.63mi	2/1.0	978 (+4%)	13mo	$253,000	$259	54
93 Rossiter Rd	0.69mi	2/2.5	896 (-5%)	5mo	$265,000	$296	49
104 Redfern Dr	0.63mi	3/1.0 (+1)	1,011 (+7%)	11mo	$260,000	$257	44
95 Redfern Dr	0.61mi	3/1.0 (+1)	984 (+4%)	20mo	$230,000	$234	43
37 Brighton Park Pkwy	0.62mi	3/1.0 (+1)	1,020 (+8%)	19mo	$220,000	$216	37
35 Cimarron Dr	0.44mi	3/1.0 (+1)	1,045 (+11%)	24mo	$231,450	$221	37

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-27,435
• Equity at exit: $26,824

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-4,440
• Equity at exit: $15,554

Cash invested: $50,372 (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 14623

• Rents YoY: 6.1%
• Active inventory: 48
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$943
• Tax from tax record: −$405 /mo · $4,855/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-61

Break-even live

Break-even rent $1,801

Max offer price $169,111

Occupancy floor 99%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 Crittenden Way Unit 0038-4 Rochester, NY	1.0	1.0	740	$1,619	$2.19	3d	1	0.52mi
249 Crittenden Way Unit 0318-4 Rochester, NY	1.0	1.0	740	$1,549	$2.09	3d	1	0.52mi
1462 Crittenden Rd Rochester, NY	1.0	1.0	668	$1,497	$2.24	44d	1	0.58mi
1462 Crittenden Rd Rochester, NY	1.0	1.0	668	$1,495	$2.24	23d	1	0.58mi
249 Crittenden Way Unit 0328-3 Rochester, NY	2.0	1.0	900	$1,749	$1.94	3d	1	0.66mi
249 Crittenden Way Unit 0024-2 Rochester, NY	1.0	1.0	716	$1,584	$2.21	23d	1	0.66mi
249 Crittenden Way Unit 0254-4 Rochester, NY	1.0	1.0	740	$1,549	$2.09	23d	1	0.66mi
249 Crittenden Way Unit 0288-4 Rochester, NY	1.0	1.0	740	$1,549	$2.09	19d	1	0.66mi
249 Crittenden Way Unit 0038-6 Rochester, NY	2.0	1.0	930	$1,769	$1.90	44d	1	0.66mi
249 Crittenden Way Unit 942 Rochester, NY	1.0	1.0	716	$1,584	$2.21	44d	1	0.66mi
249 Crittenden Way Unit 0204-5 Rochester, NY	1.0	1.0	780	$1,549	$1.99	44d	1	0.66mi
44 Rosemount St Rochester, NY	2.0	1.0	969	$1,300	$1.34	14d	1	0.87mi
999 E Henrietta Rd Rochester, NY	1.0–2.0	1.0–2.0	930	$1,665	$1.79	3d	1	0.89mi
1331 Mt Hope Ave Rochester, NY	2.0	1.0–2.0	949	$2,725	$2.87	3d	5	1.03mi
2 Gold St Unit 2 Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	1.24mi
76 Gold St Rochester, NY	2.0	1.0	750	$1,400	$1.87	3d	1	1.26mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	3d	1	1.31mi

Listing history 1 events

1. 2026-05-13
   listed $179,900 Active 886-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: $4,855 · $405/mo
• Projected year-2 tax: $4,855 · $405/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $20,687
• − Mortgage interest: −$10,077
• − Property taxes: −$4,855
• − Insurance: −$900
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,233
• Taxable loss: −$3,688
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $152/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: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 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): 26,032
• Household income: $65,342
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1161.0

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 (67%)
• Race & ethnicity: White 67% Asian 15% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 4% Other Indo-European 3% 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: ▼ -180.68%
• Current HPI: 262.8187
• Rent YoY: ▲ 6.06%
• 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

2 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $179,900 UNYREIS

Property tax history

+8.4%/yr

Latest (2025): $4,855 · +38.0% YoY. Source: county tax records.