164 Penhurst Rd · Brighton, NY 14610

$179,900

2 bd · 1.0 ba · 917 sqft · SingleFamily public records · 10 Days on market

Built 1946 6,970 sqft lot Est $251k · 28% 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).

• Cash flow +15.8/30.0
• ARV discount +15.0/15.0
• Schools +6.8/10.0
• 1% rule +5.8/10.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 164 Penhurst Rd—a charming ranch-style home offering 2 bedrooms and 1 full bathroom, set on a desirable corner lot. Inside, you’ll find a cozy living space highlighted by a fireplace that adds warmth and character. Step outside to enjoy a fenced-in patio just off the back of the home, perfect for relaxing or entertaining. The property also features beautifully maintained flower beds in the front and side yards, enhancing curb appeal and outdoor enjoyment. Additional updates include a roof (2014), water heater (2019), furnace (2010 with regular maintenance), and forced air, providing peace of mind for the next owner. A wonderful opportunity in a convenient location wit

Key facts

• 6,970 sq ft lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water (connected); Sewer connected; Electric service with circuit breakers
• Home design: Single-story home; Existing construction
• Construction: Block, concrete and vinyl siding construction; Asphalt roof; Pillar/post/pier foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Garbage disposal; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Forced-air heating; Hot water heating; Circuit breaker electric panel
• Interior features: Eat-in kitchen; Separate/formal living room; Main-level primary bedroom; Fireplace (1)
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $81 ($975/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 6.8% 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-.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 85 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $180k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1946 — 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: 1.08% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $251,258
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Penhurst Rd	0.00mi	2/1.0	917 (0%)	1mo	$175,000	$191	99
33 Penhurst Rd	0.18mi	2/1.0	900 (-2%)	10mo	$240,000	$267	80
157 Dorking Rd	0.09mi	2/1.0	875 (-5%)	19mo	$240,000	$274	73
77 Klink Rd	0.48mi	2/1.0	967 (+6%)	3mo	$276,000	$285	66
453 Landing Rd N	0.58mi	2/1.5	971 (+6%)	23mo	$325,000	$335	42

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-24,360
• Equity at exit: $26,824

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-16,123
• Equity at exit: $15,554

Cash invested: $50,372 (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 14610

• Home prices YoY: -23.6%
• Rents YoY: 2.7%
• Active inventory: 85
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$943
• Tax from tax record: −$441 /mo · $5,292/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $81

Break-even live

Break-even rent $1,847

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $183	-5% $132	+0% $81	+5% $30	+10% $-21
Rent	-10% $-73	-5% $4	+0% $81	+5% $158	+10% $235
Rate	-1.0pp $172	-0.5pp $127	base $81	+0.5pp $35	+1.0pp $-13

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,187	$1.87	3d	17	0.31mi
1650 East Ave Rochester, NY	2.0	1.0	563	$1,425	$2.53	3d	22	1.38mi
— Rochester, NY	3.0	1.0	1025	$1,450	$1.41	44d	1	1.41mi
1600 East Ave Rochester, NY	3.0	1.0–2.0	944	$2,397	$2.54	3d	1	1.43mi
241 Norris Dr Rochester, NY	2.0	1.0	1000	$1,800	$1.80	3d	1	1.47mi
241 Norris Dr Unit D Rochester, NY	2.0	1.0	822	$1,500	$1.82	11d	1	1.47mi

Listing history 4 events

1. 2026-04-18
   status Pending
2. 2026-04-08
   listed $179,900 Active
3. 1998-09-22
   soldstatus $72,000
4. 1996-06-14
   soldstatus $74,500

ⓘ 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: $5,292 · $441/mo
• Projected year-2 tax: $5,292 · $441/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,402
• − Mortgage interest: −$10,077
• − Property taxes: −$5,292
• − Insurance: −$900
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,233
• Taxable loss: −$1,844
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,418/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: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 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): 14,311
• Household income: $85,961
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 923.0

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 (81%)
• Race & ethnicity: White 81% Black 6% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Iranian 4% Scotch-Irish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -86.64%
• Current HPI: 280.8593
• Rent YoY: ▲ 2.72%
• 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

+141.5% since first listed

4 events — show timeline

• 2026-04-18 Pending — UNYREIS
• 2026-04-08 Listed $179,900 UNYREIS
• 1998-09-22 Sold (Public Records) $72,000 Public Records
• 1996-06-14 Sold (Public Records) $74,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,292 · +13.0% YoY. Source: county tax records.