129 Browns Rd · Scottsville, NY 14546

$99,900

4 bd · 2.0 ba · 1,655 sqft · SingleFamily public records · 1 Days on market

Built 1957 0.30 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

129 Browns Rd, Scottsville NY – Opportunity, Space and Village Convenience. Looking for a home with great bones, a flexible layout, and the chance to build equity? Welcome to 129 Browns Rd, a 4-bedroom Cape Cod nestled on a private, tree-lined lot in the Village of Scottsville. Step inside and you'll find a bright, welcoming living room filled with natural light from windows overlooking the front and side yards. The eat-in kitchen features a breakfast bar, commercial laminate flooring, and easy access to the heart of the home. Just off the kitchen is a versatile formal dining room, den, or bonus space with views of the private courtyard and a convenient pass-through opening to the kit

Key facts

• Eat in kitchen
• Private courtyard
• 0.3 acre lot

Tags

• PRIVATE TREE LINED LOT
• BRIGHT WELCOMING LIVING ROOM
• EAT IN KITCHEN
• VERSATILE FORMAL DINING ROOM
• PRIVATE COURTYARD
• ATTACHED TWO CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage with electricity; 2 garage spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric with circuit breakers
• Home design: 2 stories; Existing construction; Shingle roof; Wood siding construction; Copper plumbing
• Construction: Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Private yard; See remarks

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Natural woodwork; Main level primary; Bedroom on main level; Full basement with sump pump
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 20.4% vs local median 3.8% in Scottsville — 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 71/100 on livability (#409 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: schools C-, amenities F, commute F.
• Wheatland-Chili Central School District (suburban): math 46% / reading 57% proficiency, ranked #341 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1957 — 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. 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.
4. 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.
5. 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: 2.36% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.39%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $258,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 North Rd	0.22mi	4/2.0	1,818 (+10%)	3mo	$235,000	$129	71
37 Rochester St	0.47mi	4/1.5	1,639 (-1%)	12mo	$260,000	$159	64
21 Rochester St	0.55mi	4/2.0	1,698 (+3%)	9mo	$280,000	$165	62
10 Church St	0.69mi	3/1.5 (-1)	1,592 (-4%)	2mo	$200,000	$126	53
10 Browns Ave	0.56mi	4/2.0	1,584 (-4%)	20mo	$275,000	$174	50
24 Wyvil Ave	0.58mi	3/1.5 (-1)	1,560 (-6%)	8mo	$190,000	$122	50
124 Heather Ln	0.61mi	3/2.0 (-1)	1,600 (-3%)	13mo	$240,000	$150	50
12 Maple Ave	0.47mi	4/1.0	1,496 (-10%)	16mo	$165,000	$110	44
15 Oatka Pl	0.47mi	3/2.0 (-1)	1,440 (-13%)	20mo	$225,000	$156	35
8 Genesee St Unit N	0.57mi	3/1.0 (-1)	1,489 (-10%)	22mo	$215,000	$144	29
230 Briarwood Ln	0.60mi	3/2.0 (-1)	1,408 (-15%)	21mo	$225,000	$160	24
44 Diana Dr	0.68mi	3/1.5 (-1)	1,422 (-14%)	23mo	$242,000	$170	19

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: 48.1%
• Equity multiple: 3.10×
• Total profit: $58,657
• Equity at exit: $14,895

10-year hold

• IRR: 53.8%
• Equity multiple: 6.27×
• Total profit: $147,552
• Equity at exit: $8,638

Cash invested: $27,972 (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 14546

• Home prices YoY: -10.0%
• Active inventory: 20
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $1,175

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 45%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Robert Quigley Dr Scottsville, NY	1.0–3.0	1.0–1.5	1075	$2,275	$2.12	2d	10	0.24mi

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $99,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $28,329
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$2,906
• Taxable income: $13,296
• Est. tax owed @ 24.0%: −$3,191
• After-tax cash flow: $10,904/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: Wheatland-Chili Central School District
• NCES district ID: 3631170
• Math proficiency: 46% ▲ 8.00%
• Reading proficiency: 57% ▲ 15.00%
• Median HH income: $57,303
• Composite: 44.69/100
• National rank: #2758
• State rank: #341 of 590 in NY

Livability — Scottsville

• Score: 71/100
• State rank: #409
• US rank: #7059

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment B- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsville, NY
• County: Monroe County · 674,131 people
• City population: 4,450
• Metro: Rochester, NY
• Population (ZIP): 4,450
• Household income: $95,046
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 55.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Lithuanian 5% Iranian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -28.95%
• Current HPI: 260.4192
• 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

+11.0% since first listed

3 events — show timeline

• 2026-06-17 Listed $99,900 UNYREIS
• 2005-11-21 Sold (Public Records) $110,000 Public Records
• 1998-04-29 Sold (Public Records) $90,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $6,364 · +9.6% YoY. Source: county tax records.