2736 E Henrietta Rd · Brighton, NY 14467

$264,800

3 bd · 1.0 ba · 1,087 sqft · SingleFamily public records · 26 Days on market

Built 1961 0.29 ac lot $244/sqft · 9% below area Est $292k · 9% 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).

• ARV discount +11.6/15.0
• Cash flow +6.5/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Can be sold as Residential but Garage must stay. Is Zoned commercial B2 according to Town.

Key facts

• Remodeled kitchen
• Fresh interior paint
• New roof

Tags

• REMODELED KITCHEN
• SHAKER-STYLE CABINETRY
• NEW ROOF
• FRESH INTERIOR PAINT
• UPGRADED ELECTRICAL SERVICE
• WHOLE-HOUSE HUMIDIFIER

Property features AI

Exterior

• Parking: Attached garage; Garage with door opener; Driveway
• Utilities: Public water (connected); Sewer connected; Cable available
• Home design: Single-story home; Existing/pre-owned condition
• Construction: Composite siding; Foam insulation; Copper and PEX plumbing; Asphalt roof; Block foundation; Has finished full basement with walk-out access
• Exterior features: Blacktop driveway; Patio; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 105 x 127

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Oven; Refrigerator; Kitchen island; Pantry; Solid surface counters
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Separate/formal living room; Kitchen island; Pantry; Solid surface counters; Thermal windows; Accessible bedroom; Bedroom on main level; Main level primary
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-452 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (33.1% below list).
• Recommended offer: $177k (33.1% below list) — sets the bar for 1% rule.

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-.
• 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.
• Zoned schools: Floyd S Winslow Elementary School (math 72% / reading 67%, grade A-, #447 of 2,108 statewide, top 24%, 488 students, 33% FRL); Charles H Roth Junior High School (math 42% / reading 57%, grade C, #280 of 729 statewide, top 40%, 531 students, 55% FRL); Rush-Henrietta Senior High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,300 students, 43% FRL).
• Market conditions: Rents rising (+1.3%/yr); 39 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

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

• It's been on market 26 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $90k; list at $265k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $177,053 (33.1% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.67% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.32%
• DSCR: 0.67
• GRM: 12.5

CMA / ARV

• ARV (median comp): $291,677
• List price: $264,800
• Delta: -9.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Farnsworth Rd S	0.42mi	3/1.0	1,108 (+2%)	6mo	$220,000	$199	72
87 Colony Ln	0.47mi	3/1.0	1,120 (+3%)	7mo	$235,000	$210	67
22 Lavaine Way	0.30mi	2/1.0 (-1)	1,040 (-4%)	12mo	$210,000	$202	64
132 Colony Ln	0.48mi	3/1.0	1,120 (+3%)	10mo	$243,000	$217	64
2900 E Henrietta Rd	0.28mi	3/1.0	1,008 (-7%)	13mo	$220,000	$218	64
65 Masthead	0.60mi	3/1.5	1,052 (-3%)	8mo	$270,000	$257	58
16 Pauline Cir	0.64mi	3/1.0	1,118 (+3%)	13mo	$212,500	$190	54
1900 Lehigh Station Rd	0.56mi	3/1.0	1,175 (+8%)	10mo	$225,000	$191	52
267 Valiant Dr	0.46mi	2/1.0 (-1)	1,224 (+13%)	1mo	$300,000	$245	52
16 Down St	0.64mi	3/1.0	1,000 (-8%)	6mo	$210,000	$210	52
16 Burt Dr	0.65mi	3/1.0	1,000 (-8%)	7mo	$176,000	$176	50
85 Lalanne Rd	0.62mi	2/1.5 (-1)	992 (-9%)	8mo	$260,000	$262	43

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: -0.01×
• Total profit: $-74,670
• Equity at exit: $39,483

10-year hold

• IRR: -44.2%
• Equity multiple: -0.54×
• Total profit: $-113,871
• Equity at exit: $22,895

Cash invested: $74,144 (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 14467

• Home prices YoY: -13.8%
• Rents YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$352 /mo · $4,221/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-452

Break-even live

Break-even rent $2,343

Max offer price $184,954

Occupancy floor —

Sensitivity live

Price	-10% $-302	-5% $-377	+0% $-452	+5% $-527	+10% $-602
Rent	-10% $-592	-5% $-522	+0% $-452	+5% $-382	+10% $-312
Rate	-1.0pp $-319	-0.5pp $-385	base $-452	+0.5pp $-521	+1.0pp $-590

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: $66,200
• Closing costs: $7,944
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001-2055 E Henrietta Rd Rochester, NY	2.0	1.0	650	$1,525	$2.35	4d	8	0.90mi
142 Prentiss Way Unit 1 Henrietta, NY	3.0	1.0	1368	$2,000	$1.46	13d	1	1.33mi

Listing history 6 events

1. 2026-05-13
   historical Active Under Contract 2185-char remark
2. 2026-05-05
   price $264,800 2185-char remark
3. 2026-05-01
   listed $264,900 Active 2185-char remark
4. 2012-08-17
   soldstatus $90,100
5. 2012-08-15
   soldstatus $90,100 90-char remark

   Show marketing remark (90 chars)

   Can be sold as Residential but Garage must stay. Is Zoned commercial B2 according to Town.

6. 2012-05-03
   listed $89,900 90-char remark

   Show marketing remark (90 chars)

   Can be sold as Residential but Garage must stay. Is Zoned commercial B2 according to Town.

ⓘ 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: $4,221 · $352/mo
• Projected year-2 tax: $4,348 · $362/mo
• Expected delta: +$127/yr (+$11/mo · 3.0%)

ⓘ 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 ≥94°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: $21,246
• − Mortgage interest: −$14,833
• − Property taxes: −$4,221
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$7,703
• Taxable loss: −$10,234
• Est. tax savings @ 24.0%: +$2,456
• After-tax cash flow: $-2,968/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): 10,168
• Household income: $88,653
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 265.0

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 (77%)
• Race & ethnicity: White 77% Asian 9% Black 6% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 2% Arabic 2% Chinese 1%

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: ▼ -44.47%
• Current HPI: 276.5057
• Rent YoY: ▲ 1.28%
• 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

+194.5% since first listed

7 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-13 Contingent — UNYREIS
• 2026-05-05 Price Changed $264,800 UNYREIS
• 2026-05-01 Listed $264,900 UNYREIS
• 2012-08-17 Sold (Public Records) $90,100 Public Records
• 2012-08-15 Sold (MLS) $90,100 UNYREIS
• 2012-05-03 Listed $89,900 UNYREIS

Property tax history

+5.1%/yr

Latest (2025): $4,221 · +5.8% YoY. Source: county tax records.