21 Hartwood Dr · Brighton, NY 14623

$269,900

5 bd · 1.5 ba · 1,836 sqft · SingleFamily public records · 7 Days on market

Built 1968 0.34 ac lot $147/sqft · 17% below area Est $325k · 17% 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 +14.2/30.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• 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

You’ll love the naturally bright, open floor plan of this wonderfully updated split-level home in a quiet tree lined neighborhood. This home features 1836 sq ft, 4 bedrooms, 1.5 baths, partially finished basement, new appliances, new carpet & pottery barn colors throughout. Enjoy the eat-in kitchen that overlooks the large, yet cozy family room with a gas fireplace. Walk out of the family room and enjoy entertaining on the large freshly stained deck that overlooks the spacious backyard. Partially finished basement with a walk-out is great for play room or home gym. There's nothing to do but move in! No negotiations until 5/13/18 at Noon.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1968

Property features AI

Exterior

• Parking: Attached garage; Driveway; 2 garage spaces
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: Single-story home; Existing (resale) property
• Construction: Wood siding; PEX plumbing; Asphalt shingle roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Play structure; Rectangular residential lot; City street frontage; Lot dimensions approximately 100 x 150

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Dishwasher; Range hood; Garbage disposal; Exhaust fan
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Separate formal dining room; Entrance foyer; Eat-in kitchen; Separate formal living room; Solid surface counters; Programmable thermostat; Basement with walk-out access and sump pump; Partially finished basement; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $43 ($520/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (3.6% below list).
• Recommended offer: $260k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,601/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $8k 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.
• 2 sale attempts since 8y 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.
• Current owner paid $183k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,142 (3.6% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.96% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (median comp): $325,082
• List price: $269,900
• Delta: -16.97%
• 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
64 Harwin Dr	0.16mi	4/2.0 (-1)	1,890 (+3%)	6mo	$290,000	$153	76
209 Thompson Rd	0.12mi	4/1.5 (-1)	1,656 (-10%)	10mo	$275,000	$166	65
1167 Calkins Rd	0.50mi	4/2.0 (-1)	1,784 (-3%)	14mo	$400,000	$224	54
109 Valiant Dr	0.48mi	4/3.0 (-1)	1,768 (-4%)	10mo	$342,500	$194	52
77 Mountbatten St	0.57mi	4/2.5 (-1)	1,844 (+0%)	14mo	$305,000	$165	52
230 Mystic Lane Ln	0.62mi	4/2.0 (-1)	1,971 (+7%)	5mo	$350,000	$178	48
56 Colony Ln	0.35mi	4/1.5 (-1)	2,045 (+11%)	17mo	$230,000	$112	46
135 Colony Ln	0.41mi	4/2.0 (-1)	1,575 (-14%)	8mo	$317,000	$201	43
45 Aleta Dr	0.61mi	4/2.5 (-1)	1,728 (-6%)	16mo	$357,000	$207	40
24 Masthead Way	0.62mi	4/2.0 (-1)	1,575 (-14%)	1mo	$290,000	$184	39
208 Cape Cod Way	0.57mi	4/2.0 (-1)	1,575 (-14%)	11mo	$314,000	$199	34
241 Cape Cod Way	0.65mi	4/2.0 (-1)	1,568 (-15%)	13mo	$325,000	$207	27

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-32,589
• Equity at exit: $40,243

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $11,776
• Equity at exit: $23,336

Cash invested: $75,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,601 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$484 /mo · $5,807/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $43

Break-even live

Break-even rent $2,547

Max offer price $269,900

Occupancy floor 93%

Sensitivity live

Price	-10% $196	-5% $120	+0% $43	+5% $-33	+10% $-109
Rent	-10% $-162	-5% $-59	+0% $43	+5% $146	+10% $249
Rate	-1.0pp $179	-0.5pp $112	base $43	+0.5pp $-27	+1.0pp $-98

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 705-char remark
2. 2026-05-06
   listed $269,900 Active 705-char remark
3. 2018-07-19
   soldstatus $183,000 Closed Sale or Rented 657-char remark

   Show marketing remark (657 chars)

   You’ll love the naturally bright, open floor plan of this wonderfully updated split-level home in a quiet tree lined neighborhood. This home features 1836 sq ft, 4 bedrooms, 1.5 baths, partially finished basement, new appliances, new carpet & pottery barn colors throughout. Enjoy the eat-in kitchen that overlooks the large, yet cozy family room with a gas fireplace. Walk out of the family room and enjoy entertaining on the large freshly stained deck that overlooks the spacious backyard. Partially finished basement with a walk-out is great for play room or home gym. There's nothing to do but move in! No negotiations until 5/13/18 at Noon.

4. 2018-07-19
   soldstatus $183,000

   Show marketing remark (657 chars)

   You’ll love the naturally bright, open floor plan of this wonderfully updated split-level home in a quiet tree lined neighborhood. This home features 1836 sq ft, 4 bedrooms, 1.5 baths, partially finished basement, new appliances, new carpet & pottery barn colors throughout. Enjoy the eat-in kitchen that overlooks the large, yet cozy family room with a gas fireplace. Walk out of the family room and enjoy entertaining on the large freshly stained deck that overlooks the spacious backyard. Partially finished basement with a walk-out is great for play room or home gym. There's nothing to do but move in! No negotiations until 5/13/18 at Noon.

5. 2018-05-14
   status Pending Sale 657-char remark

   Show marketing remark (657 chars)

   You’ll love the naturally bright, open floor plan of this wonderfully updated split-level home in a quiet tree lined neighborhood. This home features 1836 sq ft, 4 bedrooms, 1.5 baths, partially finished basement, new appliances, new carpet & pottery barn colors throughout. Enjoy the eat-in kitchen that overlooks the large, yet cozy family room with a gas fireplace. Walk out of the family room and enjoy entertaining on the large freshly stained deck that overlooks the spacious backyard. Partially finished basement with a walk-out is great for play room or home gym. There's nothing to do but move in! No negotiations until 5/13/18 at Noon.

6. 2018-05-07
   listed $169,900 Active 657-char remark

   Show marketing remark (657 chars)

   You’ll love the naturally bright, open floor plan of this wonderfully updated split-level home in a quiet tree lined neighborhood. This home features 1836 sq ft, 4 bedrooms, 1.5 baths, partially finished basement, new appliances, new carpet & pottery barn colors throughout. Enjoy the eat-in kitchen that overlooks the large, yet cozy family room with a gas fireplace. Walk out of the family room and enjoy entertaining on the large freshly stained deck that overlooks the spacious backyard. Partially finished basement with a walk-out is great for play room or home gym. There's nothing to do but move in! No negotiations until 5/13/18 at Noon.

ⓘ 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: $5,807 · $484/mo
• Projected year-2 tax: $5,807 · $484/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $31,217
• − Mortgage interest: −$15,119
• − Property taxes: −$5,807
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$7,852
• Taxable loss: −$3,904
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $1,458/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

+58.9% since first listed

6 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-06 Listed $269,900 UNYREIS
• 2018-07-19 Sold (Public Records) $183,000 Public Records
• 2018-07-19 Sold (MLS) $183,000 UNYREIS
• 2018-05-14 Pending — UNYREIS
• 2018-05-07 Listed $169,900 UNYREIS

Property tax history

+4.8%/yr

Latest (2025): $5,807 · -1.2% YoY. Source: county tax records.