502 Eastbrooke Ln · Brighton, NY 14618

$199,900

2 bd · 1.5 ba · 968 sqft · SingleFamily public records · 10 Days on market

Built 1972 3,485 sqft lot $298/mo HOA · 13% of rent

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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 +17.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +6.1/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New carpet throughout! Conveniently located to U of R, Strong Hospital, MCC, Erie Canal paths, and more. Beautiful clubhouse & pool. Attached garage.

Key facts

• Quartz countertops
• Tiled backsplash
• New appliances

Tags

• FULLY RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• OVERSIZED ISLAND
• TILED BACKSPLASH
• LARGE PANTRY
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.2% 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+, schools 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.
• Market conditions: 116 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 10 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 $132k; list at $200k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.13% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-22,347
• Equity at exit: $29,806

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,010
• 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 14618

• Active inventory: 116
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$83
• HOA: −$298
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $155

Break-even live

Break-even rent $2,061

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $268	-5% $211	+0% $155	+5% $98	+10% $42
Rent	-10% $-23	-5% $66	+0% $155	+5% $244	+10% $333
Rate	-1.0pp $255	-0.5pp $206	base $155	+0.5pp $103	+1.0pp $50

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 Eastbrooke Ln Rochester, NY	2.0	1.5	968	$2,100	$2.17	4d	1	0.03mi
131 Greystone Ln Rochester, NY	1.0–2.0	1.0–1.5	1000	$1,555	$1.55	3d	1	0.35mi
168 Surrey Hill Way Rochester, NY	2.0	1.5	1008	$1,700	$1.69	3d	1	0.95mi
1656 Jefferson Rd Rochester, NY	3.0	2.0	1050	$2,500	$2.38	44d	1	1.04mi
49 Clover Park Dr Rochester, NY	2.0	1.0	725	$1,632	$2.25	3d	1	1.31mi

HOA detail

• Monthly dues: $298 · $3,576/yr
• Likely covers: pool

Listing history 8 events

1. 2026-04-16
   status Pending
2. 2026-04-06
   listed $199,900 Active
3. 2022-05-23
   soldstatus $132,000
4. 2016-01-13
   soldstatus $90,000
5. 2015-12-30
   soldstatus $90,000 Closed Sale or Rented 156-char remark

   Show marketing remark (156 chars)

   New carpet throughout! Conveniently located to U of R, Strong Hospital, MCC, Erie Canal paths, and more. Beautiful clubhouse & pool. Attached garage.

6. 2015-11-15
   status Pending Sale 156-char remark

   Show marketing remark (156 chars)

   New carpet throughout! Conveniently located to U of R, Strong Hospital, MCC, Erie Canal paths, and more. Beautiful clubhouse & pool. Attached garage.

7. 2015-08-07
   price $90,000 156-char remark

   Show marketing remark (156 chars)

   New carpet throughout! Conveniently located to U of R, Strong Hospital, MCC, Erie Canal paths, and more. Beautiful clubhouse & pool. Attached garage.

8. 2015-07-22
   listed $96,500 Active 156-char remark

   Show marketing remark (156 chars)

   New carpet throughout! Conveniently located to U of R, Strong Hospital, MCC, Erie Canal paths, and more. Beautiful clubhouse & pool. Attached garage.

ⓘ 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: $2,381 · $198/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: +$499/yr (+$42/mo · 20.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,081
• − Mortgage interest: −$11,198
• − Property taxes: −$2,381
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$3,576
• − Depreciation: −$5,815
• Taxable loss: −$1,222
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $2,151/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

+107.2% since first listed

8 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-06 Listed $199,900 UNYREIS
• 2022-05-23 Sold (Public Records) $132,000 Public Records
• 2016-01-13 Sold (Public Records) $90,000 Public Records
• 2015-12-30 Sold (MLS) $90,000 UNYREIS
• 2015-11-15 Pending — UNYREIS
• 2015-08-07 Price Changed $90,000 UNYREIS
• 2015-07-22 Listed $96,500 UNYREIS

Property tax history

-0.1%/yr

Latest (2025): $2,381 · +1.6% YoY. Source: county tax records.