12 French Meadow Ln · Brighton, NY 14618

$349,900

4 bd · 2.0 ba · 1,882 sqft · SingleFamily public records · 17 Days on market

Built 1982 0.32 ac lot Est $382k · 8% under

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Why this score? — see what drove the D+ 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 +12.7/30.0
• ARV discount +11.3/15.0
• Schools +6.1/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SIngle Family house with 2 car garage. Master bedroom with extra room. Fireplaced family room. Laundry hookups.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1982

Tags

• EASY ACCESS TO UNIVERSITY
• PRIVATE BACKYARD RETREAT

Property features AI

Finance

• Other: Lot approximately 0.32 acres (100 x 140); Lot on a cul-de-sac, rectangular residential lot near public transit; City street frontage

Exterior

• Parking: Attached garage with electricity; 2 garage spaces
• Utilities: Cable available; Public water (connected); Sewer connected; Circuit breaker electric service
• Home design: 2-story house; Existing construction; Resale property
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Built as existing (year built details listed as existing)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Country kitchen; Full basement; One fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-35 ($-423/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (3.3% below list).
• Recommended offer: $338k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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+, employment B+; Watch: crime D+, amenities D-.
• Brighton Central School District (suburban): math 64% / reading 74% proficiency, ranked #142 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: French Road Elementary School (math 62% / reading 74%, grade B+, #522 of 2,108 statewide, top 25%, 711 students, 23% FRL); Twelve Corners Middle School (math 50% / reading 71%, grade B+, #153 of 729 statewide, top 21%, 781 students, 25% FRL); Brighton High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,243 students, 23% FRL).
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($125k/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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 17 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $163k; list at $350k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $338,212 (3.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $382,046
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 French Meadow Ln	0.08mi	4/2.5	1,981 (+5%)	12mo	$365,000	$184	75
120 Viennawood Dr	0.36mi	4/2.5	1,828 (-3%)	15mo	$390,100	$213	64
56 Hunters Ln	0.53mi	3/2.5 (-1)	1,926 (+2%)	2mo	$506,000	$263	62
275 Viennawood Dr	0.14mi	4/2.5	2,132 (+13%)	10mo	$500,000	$235	61
135 Crandon Way	0.71mi	4/2.5	1,932 (+3%)	1mo	$393,000	$203	60
20 Chadwick Dr	0.30mi	4/2.5	2,054 (+9%)	14mo	$451,000	$220	57
301 Idlewood Rd	0.63mi	4/1.5	1,810 (-4%)	6mo	$475,000	$262	57
68 Branchwood Ln	0.34mi	3/2.5 (-1)	1,652 (-12%)	11mo	$335,000	$203	47
1121 Edgewood Ave	0.59mi	4/2.0	1,688 (-10%)	10mo	$316,000	$187	47
5 Dunrovin Ln	0.60mi	3/1.5 (-1)	1,747 (-7%)	11mo	$270,000	$155	44
621 Edgewood Ave	0.65mi	3/2.0 (-1)	1,628 (-14%)	6mo	$318,000	$195	37
472 French Rd	0.75mi	4/2.5	2,144 (+14%)	10mo	$370,000	$173	32

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-58,717
• Equity at exit: $52,171

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-53,094
• Equity at exit: $30,253

Cash invested: $97,972 (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 14618

• Active inventory: 116
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,382 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$726 /mo · $8,717/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-35

Break-even live

Break-even rent $3,427

Max offer price $343,667

Occupancy floor 96%

Sensitivity live

Price	-10% $163	-5% $64	+0% $-35	+5% $-134	+10% $-233
Rent	-10% $-302	-5% $-169	+0% $-35	+5% $98	+10% $232
Rate	-1.0pp $141	-0.5pp $54	base $-35	+0.5pp $-126	+1.0pp $-218

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Brooklawn Dr Rochester, NY	3.0	1.0	1380	$2,950	$2.14	45d	1	1.29mi

Listing history 12 events

1. 2026-06-21
   days on market $349,900 Active 17 DOM
2. 2026-06-18
   days on market $349,900 Active 14 DOM
3. 2026-06-17
   days on market $349,900 Active 13 DOM
4. 2026-06-16
   days on market $349,900 Active 12 DOM
5. 2026-06-15
   days on market $349,900 Active 11 DOM
6. 2026-06-13
   days on market $349,900 Active 9 DOM
7. 2026-06-10
   days on market $349,900 Active 6 DOM
8. 2026-06-09
   days on market $349,900 Active 5 DOM
9. 2026-06-08
   days on market $349,900 Active 4 DOM
10. 2026-06-07
    days on market $349,900 Active 3 DOM
11. 2026-06-05
    remarks 687-char remark
12. 2026-06-05
    listed $349,900 Active 1 DOM

ⓘ 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: $8,717 · $726/mo
• Projected year-2 tax: $8,717 · $726/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 ≥96°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: $40,585
• − Mortgage interest: −$19,600
• − Property taxes: −$8,717
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,247
• − Management: −$3,247
• − Depreciation: −$10,179
• Taxable loss: −$6,154
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $1,054/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: Brighton Central School District
• NCES district ID: 3605460
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 74% ▲ 6.00%
• Median HH income: $71,403
• Composite: 60.55/100
• National rank: #837
• State rank: #142 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

• Census place: Brighton, NY
• County: Monroe County · 674,131 people
• City population: 38,703
• Metro: Rochester, NY
• Population (ZIP): 25,476
• Household income: $125,098
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 548.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Asian/Pacific 2% Other Indo-European 2% 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: ▼ -246.83%
• Current HPI: 271.6387
• Rent YoY: —
• 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

+24892.9% since first listed

4 events — show timeline

• 2026-06-04 Listed $349,900 UNYREIS
• 2007-07-31 Sold (Public Records) $163,000 Public Records
• 2004-04-16 Sold (MLS) $1,400 UNYREIS
• 2004-03-18 Listed $1,400 UNYREIS

Property tax history

+1.8%/yr

Latest (2025): $8,717 · +11.8% YoY. Source: county tax records.