110 Colonnade Dr · Brighton, NY 14623

$199,900

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 8 Days on market

Built 1964 9,600 sqft lot Est $302k · 34% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.8/10.0
• 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

Welcome to 110 Colonnade Drive, a 1,608 SF split-level in Henrietta offering an open floor plan, thoughtful updates, and professionally cleaned and move-in ready. Step through the foyer and into the bright main living area, where the living room features new tile flooring and a bay window that brings in natural light. The eat-in kitchen includes a pantry, garbage disposal ('24), dishwasher, refrigerator, and gas stove, while the dining area offers hardwood floors, built-in shelves, and a sliding door that leads to the back deck. Convenient first-floor laundry includes a washer and dryer ('25). Upstairs, you will find three large bedrooms with carpet ('23) and a fully updated bathroom ('22)

Key facts

• New tile flooring
• Open floor plan
• Walkout basement

Tags

• OPEN FLOOR PLAN
• NEW TILE FLOORING
• EAT-IN KITCHEN
• FULLY UPDATED BATHROOM
• WALKOUT BASEMENT
• FRONT PORCH

Property features AI

Exterior

• Parking: Attached garage with storage; Driveway; Approximately 1.5 garage spaces
• Utilities: Public water (connected); Public sewer (connected)
• Home design: Single-story design; Existing construction
• Construction: Composite siding; Blown-in insulation; Asphalt roof; Block foundation; Below-grade finished area
• Exterior features: Deck; Awning(s); Blacktop driveway; Storage

Interior

• Kitchen: Refrigerator; Oven; Free-standing range; Microwave; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Entrance foyer; Pantry
• Laundry & utility: Main-level laundry; Washer/dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.2% 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; 1 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 43% 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 $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $102k; list at $200k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $302,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Bermuda Cir	0.13mi	3/1.5	1,620 (+1%)	9mo	$278,000	$172	85
287 Wildbriar Rd	0.32mi	3/1.5	1,608 (0%)	1mo	$245,000	$152	84
29 Bermuda Cir	0.16mi	3/1.0	1,626 (+1%)	8mo	$200,000	$123	82
17 Mountbatten St	0.08mi	3/1.5	1,528 (-5%)	9mo	$341,000	$223	80
176 Wildbriar Rd	0.24mi	3/2.0	1,550 (-4%)	6mo	$225,000	$145	76
11 Appledore Cir	0.26mi	3/2.5	1,556 (-3%)	9mo	$325,000	$209	71
209 Thompson Rd	0.52mi	4/1.5 (+1)	1,656 (+3%)	10mo	$275,000	$166	57
93 Lalanne Rd	0.43mi	3/2.0	1,386 (-14%)	7mo	$296,000	$214	49
76 Summer Sky Dr	0.61mi	4/2.0 (+1)	1,524 (-5%)	9mo	$350,000	$230	49
36 Hartwood Dr	0.54mi	3/2.0	1,394 (-13%)	7mo	$205,000	$147	45
517 Wildbriar Rd	0.62mi	4/2.0 (+1)	1,476 (-8%)	7mo	$277,100	$188	45
56 Camelot Dr	0.72mi	4/2.0 (+1)	1,512 (-6%)	11mo	$300,000	$198	40

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-4,156
• Equity at exit: $29,806

10-year hold

• IRR: 11.1%
• Equity multiple: 2.00×
• Total profit: $56,179
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$408 /mo · $4,898/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $324

Break-even live

Break-even rent $1,949

Max offer price $199,900

Occupancy floor 81%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Crimson Bramble Rd Rochester, NY	3.0	1.5	1616	$2,600	$1.61	21d	1	0.27mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $199,900 Active
3. 2003-10-24
   soldstatus $102,000

ⓘ 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: $4,898 · $408/mo
• Projected year-2 tax: $4,898 · $408/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: $28,307
• − Mortgage interest: −$11,198
• − Property taxes: −$4,898
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$5,815
• Taxable income: $867
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $3,677/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

+96.0% since first listed

3 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-21 Listed $199,900 UNYREIS
• 2003-10-24 Sold (Public Records) $102,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,898 · +2.5% YoY. Source: county tax records.