32 New Gate Dr · Brighton, NY 14467

$199,900

3 bd · 1.5 ba · 1,068 sqft · SingleFamily public records · 6 Days on market

Built 1978 0.33 ac lot Est $232k · 14% 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 +13.7/15.0
• Cash flow +11.9/30.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

APPROVED Bank Short Sale! Great value! Close to schools, shopping and entertainment! Great mechanics! Re-roof, furnace and air within the last 5 years! Oversized lot for the area! Needs cosmetics and your finishing touches, but you won't find a better deal in Henrietta! Make an appointment today!

Key facts

• Attached garage
• Egress window
• Updated bathrooms

Tags

• RENOVATED OPEN-CONCEPT KITCHEN
• UPDATED BATHROOMS
• FINISHED LOWER LEVEL
• EGRESS WINDOW
• SPACIOUS FAMILY ROOM
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached heated garage; Driveway; 1 garage space
• Utilities: Public water connected; Sewer connected; High-speed internet available; Cable available; Circuit breaker electric
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck (open); Porch; Fence (partial); Play structure; Private yard; Shed(s)/storage; See remarks

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Resilient flooring; Varied flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Great room; Home office; Kitchen/family room combo; Pantry; Sliding glass doors; Convertible bedroom; Programmable thermostat; Thermal windows; Sliding doors; See remarks
• Laundry & utility: Laundry in basement; 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 $-50 ($-605/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.5% below list).
• Recommended offer: $191k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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-.
• 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; 1 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 $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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $82k; list at $200k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $190,991 (4.5% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $231,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Masthead	0.10mi	3/1.5	1,052 (-2%)	8mo	$270,000	$257	86
28 Campfire Rd S	0.43mi	3/1.5	1,056 (-1%)	7mo	$240,000	$227	72
53 Campfire Rd S	0.49mi	3/1.0	1,056 (-1%)	8mo	$221,600	$210	67
1900 Lehigh Station Rd	0.13mi	3/1.0	1,175 (+10%)	10mo	$225,000	$191	67
1108 Farnsworth Rd S	0.45mi	3/1.0	1,108 (+4%)	6mo	$220,000	$199	66
12 Buffalo Horn Cir	0.50mi	3/1.0	1,056 (-1%)	11mo	$262,500	$249	64
132 Colony Ln	0.41mi	3/1.0	1,120 (+5%)	10mo	$243,000	$217	62
85 Campfire Rd N	0.56mi	3/1.0	1,056 (-1%)	10mo	$215,000	$204	62
87 Colony Ln	0.53mi	3/1.0	1,120 (+5%)	7mo	$235,000	$210	59
267 Valiant Dr	0.22mi	2/1.0 (-1)	1,224 (+15%)	1mo	$300,000	$245	58
57 Blackwell Ln	0.68mi	2/1.0 (-1)	1,146 (+7%)	6mo	$280,000	$244	44
40 Colleen	0.62mi	3/1.0	1,225 (+15%)	11mo	$241,000	$197	36

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-38,812
• Equity at exit: $29,806

10-year hold

• IRR: -18.3%
• Equity multiple: 0.10×
• Total profit: $-50,627
• 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 14467

• Home prices YoY: -13.8%
• Rents YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$490 /mo · $5,884/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-50

Break-even live

Break-even rent $2,053

Max offer price $190,991

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $6	+0% $-50	+5% $-107	+10% $-164
Rent	-10% $-208	-5% $-129	+0% $-50	+5% $28	+10% $107
Rate	-1.0pp $50	-0.5pp $0	base $-50	+0.5pp $-102	+1.0pp $-155

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
41 High Manor Dr Henrietta, NY	1.0–2.0	1.0	950	$1,695	$1.78	4d	19	1.47mi

Listing history 6 events

1. 2026-06-10
   status $199,900 Pending 6 DOM
2. 2026-06-09
   days on market $199,900 Active 6 DOM
3. 2026-06-09
   days on market $199,900 Active 5 DOM
4. 2026-06-07
   days on market $199,900 Active 4 DOM
5. 2026-06-03
   remarks 693-char remark
6. 2026-06-03
   listed $199,900 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: $5,884 · $490/mo
• Projected year-2 tax: $5,884 · $490/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 ≥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: $23,871
• − Mortgage interest: −$11,198
• − Property taxes: −$5,884
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$5,815
• Taxable loss: −$3,845
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $318/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

+142.3% since first listed

5 events — show timeline

• 2026-06-03 Listed $199,900 UNYREIS
• 2015-07-20 Sold (Public Records) $82,500 Public Records
• 2015-07-17 Sold (MLS) $82,500 UNYREIS
• 2015-06-15 Contingent — UNYREIS
• 2015-05-13 Listed $82,500 UNYREIS

Property tax history

+6.1%/yr

Latest (2025): $5,884 · +17.0% YoY. Source: county tax records.