277 Lycoming Rd · Brighton, NY 14623

$225,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 9 Days on market

Built 1956 0.47 ac lot $227/sqft · 15% below area Est $266k · 15% 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).

• ARV discount +14.4/15.0
• Cash flow +12.9/30.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 3 bedroom ranch is waiting for some tender loving care. Family home, now awaits a new family. Deck, yard, detached 2 car garage on quiet neighborhood street. Immediate possession. Roof, furnace, A/C all 10 years old.

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Detached garage with electricity and garage door opener; Driveway parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Ranch-style single-story home; One story; Entry level main floor
• Construction: Asphalt roof; Vinyl siding; Copper plumbing; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Deck; Covered porch; Private yard; Fence (partial); See remarks

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Convertible bedroom; Main-level primary bedroom; Programmable thermostat; Thermal windows; Accessible bedroom; No stairs
• Laundry & utility: 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 $225k.

Deal economics

• At list price, monthly cash flow is $-18 ($-219/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (4.3% below list).
• Recommended offer: $215k (4.3% 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+, schools 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.
• Market conditions: Rents rising fast (+6.1%/yr); 48 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 40% of the median local income ($65k/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 $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $85k; list at $225k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,269 (4.3% 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. Built in 1956 — 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. 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: 0.96% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (median comp): $265,893
• List price: $225,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Burt Dr	0.06mi	3/1.0	1,000 (+1%)	7mo	$176,000	$176	90
85 Lalanne Rd	0.06mi	2/1.5 (-1)	992 (0%)	8mo	$260,000	$262	83
48 Coronet Rd	0.43mi	3/1.0	1,008 (+2%)	3mo	$270,000	$268	75
16 Down St	0.44mi	3/1.0	1,000 (+1%)	6mo	$210,000	$210	73
172 Hollybrook Rd	0.22mi	3/1.0	1,069 (+8%)	9mo	$235,000	$220	69
384 Hollybrook Rd	0.67mi	3/1.5	1,000 (+1%)	2mo	$285,000	$285	64
292 Hollybrook Rd	0.47mi	2/1.5 (-1)	1,025 (+3%)	3mo	$261,000	$255	64
199 Castle Rd	0.60mi	3/1.0	1,050 (+6%)	1mo	$226,000	$215	61
39 Castle Rd	0.60mi	3/1.0	1,025 (+3%)	7mo	$245,000	$239	61
88 Rouge Rd	0.73mi	3/1.0	1,012 (+2%)	7mo	$245,900	$243	57
87 Colony Ln	0.57mi	3/1.0	1,120 (+13%)	7mo	$235,000	$210	46
1108 Farnsworth Rd S	0.63mi	3/1.0	1,108 (+12%)	6mo	$220,000	$199	46

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.51×
• Total profit: $-30,656
• Equity at exit: $33,548

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,201
• Equity at exit: $19,454

Cash invested: $63,000 (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 14623

• Rents YoY: 6.1%
• Active inventory: 48
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,153 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$445 /mo · $5,342/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-18

Break-even live

Break-even rent $2,176

Max offer price $221,781

Occupancy floor 96%

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: $56,250
• Closing costs: $6,750
• 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	2d	8	0.50mi
2655 Brighton Henrietta Town Line Rd Rochester, NY	1.0–2.0	1.0	769	$1,870	$2.43	2d	6	1.39mi

Listing history 5 events

1. 2026-05-15
   status Pending 552-char remark
2. 2026-05-06
   listed $225,000 Active 552-char remark
3. 2014-12-12
   soldstatus $85,000 226-char remark

   Show marketing remark (226 chars)

   This cozy 3 bedroom ranch is waiting for some tender loving care. Family home, now awaits a new family. Deck, yard, detached 2 car garage on quiet neighborhood street. Immediate possession. Roof, furnace, A/C all 10 years old.

4. 2014-12-11
   soldstatus $85,000
5. 2014-09-15
   listed $89,500 226-char remark

   Show marketing remark (226 chars)

   This cozy 3 bedroom ranch is waiting for some tender loving care. Family home, now awaits a new family. Deck, yard, detached 2 car garage on quiet neighborhood street. Immediate possession. Roof, furnace, A/C all 10 years old.

ⓘ 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: $5,342 · $445/mo
• Projected year-2 tax: $5,342 · $445/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,832
• − Mortgage interest: −$12,603
• − Property taxes: −$5,342
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$6,545
• Taxable loss: −$3,917
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $721/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): 26,032
• Household income: $65,342
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1161.0

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 (67%)
• Race & ethnicity: White 67% Asian 15% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 4% Other Indo-European 3% 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: ▼ -180.68%
• Current HPI: 262.8187
• Rent YoY: ▲ 6.06%
• 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

+151.4% since first listed

5 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-06 Listed $225,000 UNYREIS
• 2014-12-12 Sold (MLS) $85,000 UNYREIS
• 2014-12-11 Sold (Public Records) $85,000 Public Records
• 2014-09-15 Listed $89,500 UNYREIS

Property tax history

+20.6%/yr

Latest (2025): $5,342 · +22.2% YoY. Source: county tax records.