33 Irving Rd · Brighton, NY 14618

$249,900

2 bd · 1.5 ba · 1,710 sqft · SingleFamily public records · 8 Days on market

Built 1949 8,712 sqft lot Est $402k · 38% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +6.1/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 33 Irving Rd! This colonial in the heart of Brighton has great bones and awaits your personal touch!! There are hardwood floors throughout the home (although some are currently hidden by carpeting), with a woodburning fireplace flanked by built in bookcases in the living room. Admire the large family/dining with high ceilings, pegged wood floors and a breezeway/three season porch attached. Both bedrooms upstairs have hardwood floors, with the main bedroom being very spacious at approx. 15 x 17 feet. While it is listed as a two bedroom home in the tax records, it will become obvious as you see the home that there is a third bedroom with two closets on the first floor, adjacent to

Key facts

• Built in bookcases
• Pegged wood floors
• Three season porch

Tags

• HARDWOOD FLOORS
• WOODBURNING FIREPLACE
• BUILT IN BOOKCASES
• THREE SEASON PORCH
• PEGGED WOOD FLOORS
• THIRD BEDROOM

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing home
• Construction: Composite siding; Attic/crawl hatchway(s) insulated; Block foundation
• Exterior features: Blacktop driveway; Deck; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Appliances negotiable; Gas water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Hardwood; Laminate; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room and living/dining room; Great room; Convertible bedroom; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.9% 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: 115 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $401,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2851 Elmwood Ave	0.09mi	3/2.5 (+1)	1,704 (-0%)	8mo	$300,000	$176	79
2919 Elmwood Ave	0.02mi	2/1.5	1,569 (-8%)	7mo	$341,000	$217	79
70 Penarrow Road Rd	0.32mi	3/2.0 (+1)	1,732 (+1%)	2mo	$420,000	$242	74
166 Orchard Dr	0.21mi	3/2.5 (+1)	1,643 (-4%)	3mo	$425,000	$259	72
820 S Grosvenor Rd	0.37mi	3/2.5 (+1)	1,735 (+2%)	8mo	$420,000	$242	64
174 Orchard Dr	0.22mi	3/2.0 (+1)	1,550 (-9%)	7mo	$450,000	$290	62
168 Village Ln	0.56mi	3/2.0 (+1)	1,744 (+2%)	3mo	$351,000	$201	61
1330 Winton Rd S	0.70mi	3/1.5 (+1)	1,606 (-6%)	5mo	$320,000	$199	48
170 Glen Ellyn Way	0.61mi	3/1.5 (+1)	1,917 (+12%)	5mo	$450,000	$235	42
2055 Westfall Rd	0.74mi	3/1.5 (+1)	1,517 (-11%)	6mo	$300,000	$198	37
239 Varinna Dr	0.55mi	3/2.0 (+1)	1,462 (-14%)	8mo	$375,000	$256	36
2271 Westfall Rd	0.68mi	3/1.0 (+1)	1,468 (-14%)	4mo	$251,000	$171	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-19,478
• Equity at exit: $37,261

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,425
• Equity at exit: $21,607

Cash invested: $69,972 (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: 115
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,757 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$435 /mo · $5,219/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $328

Break-even live

Break-even rent $2,341

Max offer price $249,900

Occupancy floor 83%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Chelmsford Rd Rochester, NY	3.0	1.5	1365	$3,100	$2.27	43d	1	0.23mi
130 Brooklawn Dr Rochester, NY	3.0	1.0	1380	$2,950	$2.14	43d	1	0.40mi
27 Hoyt Pl Rochester, NY	2.0	2.0	1354	$2,995	$2.21	2d	1	1.24mi
2500 East Ave Rochester, NY	3.0	1.0–3.0	1171	$2,187	$1.87	2d	17	1.29mi
102 Colby St Unit 4 Rochester, NY	1.0	1.0	1200	$1,400	$1.17	23d	1	1.33mi
1132 Monroe Ave Unit Upper Rochester, NY	2.0	1.0	1100	$1,400	$1.27	3d	1	1.40mi
1107-1109 Monroe Ave Unit 1107 Monroe Ave, Upper Unit Rochester, NY	2.0	1.0	1346	$1,650	$1.23	2d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $249,900 Active 8 DOM
2. 2026-06-17
   days on market $249,900 Active 7 DOM
3. 2026-06-16
   days on market $249,900 Active 6 DOM
4. 2026-06-15
   days on market $249,900 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $249,900 Active 3 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: $5,219 · $435/mo
• Projected year-2 tax: $5,219 · $435/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: $33,078
• − Mortgage interest: −$13,998
• − Property taxes: −$5,219
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − Depreciation: −$7,270
• Taxable income: $50
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $3,926/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

1 event — show timeline

• 2026-06-10 Listed $249,900 UNYREIS

Property tax history

+2.6%/yr

Latest (2025): $5,219 · -4.4% YoY. Source: county tax records.