14 Blue Avocado Ln Ln · Brighton, NY 14623

$199,900

4 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 6 Days on market

Built 1962 0.33 ac lot $153/sqft · 31% below area Est $289k · 31% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

NO NEGOTIATIONS UNTIL TUES 9/22 AT 7PM. Well maintained ranch with 4 bedrooms, 2 full bathrooms & Hardwood floor. Fenced backyard, Private deck in rear yard. Bath Tub replaced in 2018, water heater (2018) and more. Great location (Close to Mall, UR, RIT and much more. )

Key facts

• 0.33 acre lot
• Garage
• Built 1962

Property features AI

Exterior

• Parking: Attached garage with one parking space; Garage with storage; Garage door opener; Circular driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Existing construction; Entry foyer
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Resale property
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch; Patio/porch; Shed(s) and storage; Full fencing; City street frontage; Residential lot (approx. 73 x 150)

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Four main-level bedrooms; Bedroom 1 on first level (approx. 11.7 x 12.0); Bedroom 2 on first level (approx. 12.2 x 9.6); Bedroom 3 on first level (approx. 12.3 x 8.7); Bedroom 4 on first level (approx. 11.5 x 12.0)
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room; Pantry; Sliding glass doors; Sliding doors; Bedroom on main level; Main level primary; Primary suite; Programmable thermostat
• Laundry & utility: Washer and dryer included; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 8.8% 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).
• At $2,570/mo this rent would consume 47% of the median local household income ($65k/yr) (locally 1161% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1962 — 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: 1.29% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

• ARV (median comp): $288,953
• List price: $199,900
• Delta: -30.82%
• 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
14 Blue Avocado Ln Ln	0.00mi	4/1.5	1,305 (0%)	1mo	$317,000	$243	97
15 Palamino Dr	0.33mi	3/1.0 (-1)	1,320 (+1%)	8mo	$280,000	$212	67
93 Lalanne Rd	0.48mi	3/2.0 (-1)	1,386 (+6%)	7mo	$296,000	$214	56
160 Finucane Rd	0.57mi	3/1.0 (-1)	1,288 (-1%)	8mo	$205,000	$159	56
173 Hollybrook Rd	0.64mi	3/1.5 (-1)	1,324 (+2%)	6mo	$150,000	$113	55
49 Summer Sky Dr	0.63mi	3/1.0 (-1)	1,256 (-4%)	2mo	$240,000	$191	53
40 Birchbrook Dr	0.34mi	3/1.5 (-1)	1,152 (-12%)	9mo	$192,000	$167	50
36 Hartwood Dr	0.67mi	3/2.0 (-1)	1,394 (+7%)	7mo	$205,000	$147	47
517 Wildbriar Rd	0.69mi	4/2.0	1,476 (+13%)	7mo	$277,100	$188	40
83 Greenbrier Ln	0.61mi	3/1.0 (-1)	1,160 (-11%)	7mo	$240,000	$207	38
50 Thompson Rd	0.47mi	3/1.5 (-1)	1,488 (+14%)	13mo	$230,000	$155	37
114 Thompson Rd	0.58mi	3/1.5 (-1)	1,474 (+13%)	12mo	$340,000	$231	34

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,846
• Equity at exit: $29,806

10-year hold

• IRR: 14.1%
• Equity multiple: 2.31×
• Total profit: $73,483
• 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: 6.5×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$476 /mo · $5,717/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $422

Break-even live

Break-even rent $2,035

Max offer price $199,900

Occupancy floor 79%

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	0.29mi

Listing history 11 events

1. 2026-05-07
   status Pending 1161-char remark
2. 2026-04-30
   listed $199,900 Active 1161-char remark
3. 2020-12-16
   soldstatus $146,000 Closed Sale or Rented 277-char remark

   Show marketing remark (277 chars)

   NO NEGOTIATIONS UNTIL TUES 9/22 AT 7PM. Well maintained ranch with 4 bedrooms, 2 full bathrooms & Hardwood floor. Fenced backyard, Private deck in rear yard. Bath Tub replaced in 2018, water heater (2018) and more. Great location (Close to Mall, UR, RIT and much more. )

4. 2020-12-16
   soldstatus $146,000

   Show marketing remark (277 chars)

   NO NEGOTIATIONS UNTIL TUES 9/22 AT 7PM. Well maintained ranch with 4 bedrooms, 2 full bathrooms & Hardwood floor. Fenced backyard, Private deck in rear yard. Bath Tub replaced in 2018, water heater (2018) and more. Great location (Close to Mall, UR, RIT and much more. )

5. 2020-12-03
   status Pending Sale 277-char remark

   Show marketing remark (277 chars)

   NO NEGOTIATIONS UNTIL TUES 9/22 AT 7PM. Well maintained ranch with 4 bedrooms, 2 full bathrooms & Hardwood floor. Fenced backyard, Private deck in rear yard. Bath Tub replaced in 2018, water heater (2018) and more. Great location (Close to Mall, UR, RIT and much more. )

6. 2020-10-03
   status Under Contract- Do Not Show 277-char remark

   Show marketing remark (277 chars)

   NO NEGOTIATIONS UNTIL TUES 9/22 AT 7PM. Well maintained ranch with 4 bedrooms, 2 full bathrooms & Hardwood floor. Fenced backyard, Private deck in rear yard. Bath Tub replaced in 2018, water heater (2018) and more. Great location (Close to Mall, UR, RIT and much more. )

7. 2020-09-16
   listed $159,000 Active 277-char remark

   Show marketing remark (277 chars)

   NO NEGOTIATIONS UNTIL TUES 9/22 AT 7PM. Well maintained ranch with 4 bedrooms, 2 full bathrooms & Hardwood floor. Fenced backyard, Private deck in rear yard. Bath Tub replaced in 2018, water heater (2018) and more. Great location (Close to Mall, UR, RIT and much more. )

8. 2012-09-17
   soldstatus $115,500

   Show marketing remark (491 chars)

   DEAL DIED! BACK ON MARKET. . WON'T LAST!!Meticulously maintained 4BR, 2BA ranch on low traffic cul-de-sac. Maintenance free vinyl siding & Andersen thermo pane windows. Updated kitchen w. newer appliances, updated baths, gleaming hardwood floors, tile foyer & central A/C. Absolutely HUGE family room in basement plus plenty of unfinished areas for storage and laundry! Fully fenced backyard with 12'X30' deck and plentiful perennial gardens all around. Move in & Enjoy!!

9. 2012-09-17
   soldstatus $115,500

   Show marketing remark (491 chars)

   DEAL DIED! BACK ON MARKET. . WON'T LAST!!Meticulously maintained 4BR, 2BA ranch on low traffic cul-de-sac. Maintenance free vinyl siding & Andersen thermo pane windows. Updated kitchen w. newer appliances, updated baths, gleaming hardwood floors, tile foyer & central A/C. Absolutely HUGE family room in basement plus plenty of unfinished areas for storage and laundry! Fully fenced backyard with 12'X30' deck and plentiful perennial gardens all around. Move in & Enjoy!!

10. 2012-05-19
    listed $119,900

    Show marketing remark (491 chars)

    DEAL DIED! BACK ON MARKET. . WON'T LAST!!Meticulously maintained 4BR, 2BA ranch on low traffic cul-de-sac. Maintenance free vinyl siding & Andersen thermo pane windows. Updated kitchen w. newer appliances, updated baths, gleaming hardwood floors, tile foyer & central A/C. Absolutely HUGE family room in basement plus plenty of unfinished areas for storage and laundry! Fully fenced backyard with 12'X30' deck and plentiful perennial gardens all around. Move in & Enjoy!!

11. 2001-10-02
    soldstatus $100,000

ⓘ 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: $5,717 · $476/mo
• Projected year-2 tax: $5,717 · $476/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: $30,842
• − Mortgage interest: −$11,198
• − Property taxes: −$5,717
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$5,815
• Taxable income: $2,178
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $4,546/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

+217.0% since first listed

12 events — show timeline

• 2026-05-29 Sold (MLS) $317,000 UNYREIS
• 2026-05-07 Pending — UNYREIS
• 2026-04-30 Listed $199,900 UNYREIS
• 2020-12-16 Sold (Public Records) $146,000 Public Records
• 2020-12-16 Sold (MLS) $146,000 UNYREIS
• 2020-12-03 Pending — UNYREIS
• 2020-10-03 Pending — UNYREIS
• 2020-09-16 Listed $159,000 UNYREIS
• 2012-09-17 Sold (Public Records) $115,500 Public Records
• 2012-09-17 Sold (MLS) $115,500 UNYREIS
• 2012-05-19 Listed $119,900 UNYREIS
• 2001-10-02 Sold (Public Records) $100,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,717 · +24.7% YoY. Source: county tax records.