48 Sebastian Dr · Brighton, NY 14625

$158,777

3 bd · 2.0 ba · 1,387 sqft · Manufactured · 62 Days on market

Built 2025 Good condition $114/sqft · 97% above area

---

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 +7.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into style, comfort, and modern living with this brand-new manufactured home in the Pittsford school district! Featuring 3 spacious bedrooms and 2 full baths, this ENERGY STAR® qualified home blends efficiency with high-end design. Inside you’ll find a beautifully drywalled interior FILLED with upgrades that truly set it apart - a dedicated laundry room, a built in electric fireplace on a shiplap accent wall, stunning glass tile backsplashes in the kitchen and bathrooms, a large square soaking tub, and a massive deep grey kitchen island perfect for entertaining or everyday living. The private primary suite offers a relaxing retreat with a large walk-in closet and luxurious full bath. Slide open the glass doors to your oversized patio, ideal for outdoor dining or entertaining. With its thoughtful layout and upscale finishes, this home feels just like a true single-family residence with the convenience of park maintenance! Don’t miss your chance to own a home that looks straight out of a magazine - your dream lifestyle starts here! NO DELAYED NEGOTIATIONS! Schedule your tour of this brand new home today before it's gone!

Key facts

• Large soaking tub
• Built 2025
• Listed 62 days

Tags

• ENERGY STAR QUALIFIED
• DEDICATED LAUNDRY ROOM
• BUILT IN ELECTRIC FIREPLACE
• GLASS TILE BACKSPLASHES
• LARGE SOAKING TUB
• DEEP GREY KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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-.
• Pittsford Central School District (suburban): math 80% / reading 84% proficiency, ranked #34 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 63 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.84% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.62%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $80,592
• List price: $158,777
• Delta: 97.01%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Sebastian Dr	0.01mi	3/2.0	1,387 (0%)	10mo	$130,000	$94	91
34 Ewald Dr	0.12mi	3/2.0	1,387 (0%)	11mo	$130,000	$94	86
1 Beatrice Dr	0.20mi	3/2.0	1,387 (0%)	13mo	$132,000	$95	80
23 Ewald Dr	0.13mi	3/2.0	1,387 (0%)	20mo	$136,000	$98	77
2 Penview Dr	0.27mi	4/2.0 (+1)	1,404 (+1%)	9mo	$155,000	$110	73
7 Skyway Dr	0.26mi	4/2.0 (+1)	1,456 (+5%)	8mo	$134,000	$92	68
27 Elderberry Cir	0.10mi	3/2.0	1,300 (-6%)	24mo	$90,000	$69	65
26 Fondiller Ave	0.39mi	3/2.0	1,200 (-14%)	5mo	$71,000	$59	55

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: 27.7%
• Equity multiple: 2.15×
• Total profit: $51,288
• Equity at exit: $23,674

10-year hold

• IRR: 35.2%
• Equity multiple: 4.24×
• Total profit: $143,955
• Equity at exit: $13,728

Cash invested: $44,458 (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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,919 high
• Mortgage (P&I): −$833
• Tax est. 1.5%: −$198 /mo · $2,382/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $1,209

Break-even live

Break-even rent $1,389

Max offer price $158,777

Occupancy floor 54%

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: $39,694
• Closing costs: $4,763
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	2d	10	0.68mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	3d	1	0.95mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	2d	1	0.96mi
3765 East Ave Rochester, NY	2.0	1.5	1826	$2,900	$1.59	2d	1	0.99mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,520	$2.15	2d	17	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $158,777 Active 62 DOM
2. 2026-06-17
   days on market $158,777 Active 61 DOM
3. 2026-06-16
   days on market $158,777 Active 60 DOM
4. 2026-06-15
   days on market $158,777 Active 59 DOM
5. 2026-06-13
   days on market $158,777 Active 57 DOM
6. 2026-06-13
   days on market $158,777 Active 56 DOM
7. 2026-06-10
   days on market $158,777 Active 54 DOM
8. 2026-06-09
   days on market $158,777 Active 53 DOM
9. 2026-06-09
   days on market $158,777 Active 52 DOM
10. 2026-06-07
    days on market $158,777 Active 51 DOM
11. 2026-06-03
    days on market $158,777 Active 47 DOM
12. 2026-06-03
    days on market $158,777 Active 46 DOM
13. 2026-06-01
    days on market $158,777 Active 45 DOM
14. 2026-05-31
    days on market $158,777 Active 44 DOM
15. 2026-04-17
    listed $158,777 Active 1157-char remark

    Show marketing remark (1157 chars)

    Step into style, comfort, and modern living with this brand-new manufactured home in the Pittsford school district! Featuring 3 spacious bedrooms and 2 full baths, this ENERGY STAR® qualified home blends efficiency with high-end design. Inside you’ll find a beautifully drywalled interior FILLED with upgrades that truly set it apart - a dedicated laundry room, a built in electric fireplace on a shiplap accent wall, stunning glass tile backsplashes in the kitchen and bathrooms, a large square soaking tub, and a massive deep grey kitchen island perfect for entertaining or everyday living. The private primary suite offers a relaxing retreat with a large walk-in closet and luxurious full bath. Slide open the glass doors to your oversized patio, ideal for outdoor dining or entertaining. With its thoughtful layout and upscale finishes, this home feels just like a true single-family residence with the convenience of park maintenance! Don’t miss your chance to own a home that looks straight out of a magazine - your dream lifestyle starts here! NO DELAYED NEGOTIATIONS! Schedule your tour of this brand new home today before it's gone!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,025
• − Mortgage interest: −$8,894
• − Property taxes: −$2,382
• − Insurance: −$794
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$4,619
• Taxable income: $12,733
• Est. tax owed @ 24.0%: −$3,056
• After-tax cash flow: $11,447/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This brand-new manufactured home in the Pittsford school district is move-in ready with modern upgrades and a good condition score.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Upgrading the flooring — Modern flooring can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value.
• Both Upgrading the bathrooms — Modern bathrooms can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Upgrading the flooring — Modern flooring can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value. ↑
• Both Upgrading the bathrooms — Modern bathrooms can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pittsford Central School District
• NCES district ID: 3623160
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 84% ▲ 7.00%
• Median HH income: $106,940
• Composite: 74.75/100
• National rank: #151
• State rank: #34 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

• City population: 38,703
• Population (ZIP): 10,667

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 3% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 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: ▼ -49.69%
• Current HPI: 275.9721
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-04-17 Listed $158,777 UNYREIS