352 Surrey Hl · Brighton, NY 14623

$149,900

2 bd · 1.5 ba · 1,008 sqft · Condo public records · 12 Days on market

Built 1973 $149/sqft · 26% below area Est $202k · 26% under $350/mo HOA · 18% of rent

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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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +6.6/10.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FANTASTIC OPPORTUNITY AWAITS WITH THIS 2-BEDROOM, ONE-AND-A-HALF-BATH END-UNIT CONDO WITH GREAT POTENTIAL!! OFFERING ADDED PRIVACY AND NATURAL LIGHT, THIS END UNIT DELIVERS A DESIRABLE LAYOUT READY FOR YOUR PERSONAL TOUCH. THE FIRST FLOOR WELCOMES YOU WITH A GENEROUSLY SIZED EAT-IN KITCHEN AND COMFORTABLE LIVING ROOM AREA. THEN HEAD UPSTAIRS, WHERE YOU’LL FIND TWO GOOD-SIZED BEDROOMS, A FULL BATHROOM, AND A LINEN CLOSET. DON’T FORGET THE PARTIALLY FINISHED BASEMENT, PROVIDING APPROXIMATELY 504 SQUARE FEET OF ADDED LIVING SPACE—IDEAL FOR A REC ROOM, HOME OFFICE, OR GYM! ALSO INCLUDING A POWDER ROOM, LAUNDRY, AND AMPLE STORAGE SPACE! OUTSIDE, ENJOY RELAXING AND TAKING IN

Key facts

• Eat in kitchen
• Tennis courts
• Private back patio

Tags

• EAT IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• PRIVATE BACK PATIO
• RESORT STYLE AMENITIES
• POOL
• TENNIS COURTS

Property features AI

Finance

• Financial info: Cats and dogs allowed
• HOA & community: Monthly association fee of $350; Association covers common area maintenance, structure maintenance, snow removal and trash; Community amenities include clubhouse, pool, and tennis courts; Managed by Realty Performance Group

Exterior

• Parking: No garage; Open parking available
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: 2-story property; Existing (resale) condition; Attached to another property
• Construction: Brick construction; Copper plumbing; Asphalt roof
• Exterior features: Patio; Tennis court(s); Near public transit; Residential lot; Irregular lot; City street frontage

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Disposal; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total rooms: 5 (includes living, recreation, laundry and basement areas)
• Flooring: Carpet; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Partially finished full basement; Basement recreation area
• Laundry & utility: Washer and dryer in unit (located in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.9% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% 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 $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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 6.3

CMA / ARV

• ARV (median comp): $201,903
• List price: $149,900
• Delta: -25.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,974
• Equity at exit: $22,351

10-year hold

• IRR: 10.5%
• Equity multiple: 1.96×
• Total profit: $40,494
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$62
• HOA: −$350
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $201

Break-even live

Break-even rent $1,721

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Surrey Hill Way Rochester, NY	2.0	1.5	1008	$1,700	$1.69	3d	1	0.11mi
1656 Jefferson Rd Rochester, NY	3.0	2.0	1050	$2,500	$2.38	44d	1	0.26mi
644 Eastbrooke Ln Rochester, NY	2.0	1.5	968	$2,100	$2.17	3d	1	0.82mi
131 Greystone Ln Rochester, NY	1.0–2.0	1.0–1.5	1000	$1,555	$1.55	3d	1	0.94mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-13
   status Pending 1404-char remark
2. 2026-05-01
   listed $149,900 Active 1404-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: $1,928 · $161/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$303/yr (+$25/mo · 15.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,704
• − Mortgage interest: −$8,397
• − Property taxes: −$1,928
• − Insurance: −$750
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$4,200
• − Depreciation: −$4,361
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,349/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

• 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

• 2026-05-13 Pending — UNYREIS
• 2026-05-01 Listed $149,900 UNYREIS

Property tax history

+7.3%/yr

Latest (2025): $1,928 · +17.1% YoY. Source: county tax records.