60 Alaimo Dr · Brighton, NY 14625

$299,900

2 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 7 Days on market

Built 1953 0.29 ac lot Est $313k · at est.

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Why this score? — see what drove the D 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 +10.6/30.0
• ARV discount +9.3/15.0
• Schools +6.8/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For the first time in 43 years, this charming, vintage ranch in a park-like setting is ready for its new owner! Convenient, Brighton location with Penfield Schools. Inside you'll be greeted by an expansive dining/living room with hardwood floors, an adorable, original kitchen with antique hardware, walk-in pantry, and even an antique gas stove. Notice the fun serving "window" to the dinette! There are two bedrooms (hardwoods underneath) in the front of the house. A spacious, flexible back addition (with a half-bath) offers a third bedroom which is created by closing the Pella accordion wall. Alternatively, this room(s) can be used as a family room, double offices, or possible mudroom (with access to the back patio). Washer, dryer and dehumidifier in basement are included. Dining and kitchen table sets are negotiable. So bring your imagination and create the spaces you want, or simply enjoy the originality of this home. And in your free time, walk to Corbett's Glen Park, Ellison Park, or the cafe around the corner! Agent is related to the seller. Please allow 48 hours for seller response to offers. WELCOME HOME!

Key facts

• 0.29 acre lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water (connected); Sewer connected; Electrical service with circuit breakers
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Built previously (existing structure)
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; Road frontage on a city street; Lot dimensions approximately 75 x 166

Interior

• Kitchen: Gas oven and gas range; Microwave; Range hood; Dishwasher; Refrigerator; Walk-in pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Separate/formal living room; Combined living and dining area; Walk-in pantry; Primary suite with bath; Bedroom on main level; Main-level primary
• Laundry & utility: Washer and dryer located in the basement; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (9.6% below list).
• Recommended offer: $271k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 63 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $222k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $271,039 (9.6% 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 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $312,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Dale Rd	0.09mi	3/2.5 (+1)	1,286 (-10%)	2mo	$415,000	$323	69
167 Commodore Pkwy	0.35mi	3/1.0 (+1)	1,503 (+5%)	6mo	$350,000	$233	63
15 Drury Ln	0.14mi	3/1.5 (+1)	1,226 (-14%)	7mo	$364,100	$297	59
200 Alaimo Dr	0.20mi	3/1.0 (+1)	1,599 (+12%)	7mo	$270,000	$169	58
41 Burrows Hills Dr	0.65mi	3/1.5 (+1)	1,456 (+2%)	6mo	$395,000	$271	56
30 Klink Rd Rd	0.69mi	3/2.0 (+1)	1,479 (+4%)	2mo	$363,303	$246	53
1049 Penfield Rd	0.61mi	3/2.0 (+1)	1,371 (-4%)	8mo	$255,000	$186	51
51 Buffard Dr	0.41mi	3/1.5 (+1)	1,642 (+15%)	2mo	$360,150	$219	49
112 Astor Dr	0.70mi	3/1.5 (+1)	1,554 (+9%)	2mo	$325,000	$209	46
106 Astor Dr	0.69mi	3/1.5 (+1)	1,546 (+8%)	8mo	$265,000	$171	42
15 Burrows Dr	0.59mi	3/1.0 (+1)	1,230 (-14%)	6mo	$262,500	$213	37
3126 East Ave	0.69mi	3/1.0 (+1)	1,220 (-15%)	6mo	$220,000	$180	31

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-57,863
• Equity at exit: $44,716

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-61,835
• Equity at exit: $25,930

Cash invested: $83,972 (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 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,710 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$592 /mo · $7,101/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-148

Break-even live

Break-even rent $2,898

Max offer price $273,715

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-63	+0% $-148	+5% $-233	+10% $-318
Rent	-10% $-362	-5% $-255	+0% $-148	+5% $-41	+10% $66
Rate	-1.0pp $3	-0.5pp $-72	base $-148	+0.5pp $-226	+1.0pp $-305

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.90mi
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	3d	10	1.07mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	3d	1	1.21mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	3d	1	1.26mi
3765 East Ave Rochester, NY	2.0	1.5	1826	$2,900	$1.59	3d	1	1.44mi

Listing history 10 events

1. 2026-06-03
   statusdays on market $299,900 Pending 7 DOM
2. 2026-06-03
   days on market $299,900 Active 6 DOM
3. 2026-06-01
   days on market $299,900 Active 5 DOM
4. 2026-05-31
   days on market $299,900 Active 4 DOM
5. 2026-05-27
   listed $299,900 Active
6. 2023-12-01
   soldstatus $222,000 Closed Sale or Rented 1138-char remark

   Show marketing remark (1138 chars)

   For the first time in 43 years, this charming, vintage ranch in a park-like setting is ready for its new owner! Convenient, Brighton location with Penfield Schools. Inside you'll be greeted by an expansive dining/living room with hardwood floors, an adorable, original kitchen with antique hardware, walk-in pantry, and even an antique gas stove. Notice the fun serving "window" to the dinette! There are two bedrooms (hardwoods underneath) in the front of the house. A spacious, flexible back addition (with a half-bath) offers a third bedroom which is created by closing the Pella accordion wall. Alternatively, this room(s) can be used as a family room, double offices, or possible mudroom (with access to the back patio). Washer, dryer and dehumidifier in basement are included. Dining and kitchen table sets are negotiable. So bring your imagination and create the spaces you want, or simply enjoy the originality of this home. And in your free time, walk to Corbett's Glen Park, Ellison Park, or the cafe around the corner! Agent is related to the seller. Please allow 48 hours for seller response to offers. WELCOME HOME!

7. 2023-12-01
   soldstatus $222,000

   Show marketing remark (1138 chars)

   For the first time in 43 years, this charming, vintage ranch in a park-like setting is ready for its new owner! Convenient, Brighton location with Penfield Schools. Inside you'll be greeted by an expansive dining/living room with hardwood floors, an adorable, original kitchen with antique hardware, walk-in pantry, and even an antique gas stove. Notice the fun serving "window" to the dinette! There are two bedrooms (hardwoods underneath) in the front of the house. A spacious, flexible back addition (with a half-bath) offers a third bedroom which is created by closing the Pella accordion wall. Alternatively, this room(s) can be used as a family room, double offices, or possible mudroom (with access to the back patio). Washer, dryer and dehumidifier in basement are included. Dining and kitchen table sets are negotiable. So bring your imagination and create the spaces you want, or simply enjoy the originality of this home. And in your free time, walk to Corbett's Glen Park, Ellison Park, or the cafe around the corner! Agent is related to the seller. Please allow 48 hours for seller response to offers. WELCOME HOME!

8. 2023-10-29
   status Pending Sale 1138-char remark

   Show marketing remark (1138 chars)

   For the first time in 43 years, this charming, vintage ranch in a park-like setting is ready for its new owner! Convenient, Brighton location with Penfield Schools. Inside you'll be greeted by an expansive dining/living room with hardwood floors, an adorable, original kitchen with antique hardware, walk-in pantry, and even an antique gas stove. Notice the fun serving "window" to the dinette! There are two bedrooms (hardwoods underneath) in the front of the house. A spacious, flexible back addition (with a half-bath) offers a third bedroom which is created by closing the Pella accordion wall. Alternatively, this room(s) can be used as a family room, double offices, or possible mudroom (with access to the back patio). Washer, dryer and dehumidifier in basement are included. Dining and kitchen table sets are negotiable. So bring your imagination and create the spaces you want, or simply enjoy the originality of this home. And in your free time, walk to Corbett's Glen Park, Ellison Park, or the cafe around the corner! Agent is related to the seller. Please allow 48 hours for seller response to offers. WELCOME HOME!

9. 2023-10-29
   historical Continue to Show- Under Contract 1138-char remark

   Show marketing remark (1138 chars)

   For the first time in 43 years, this charming, vintage ranch in a park-like setting is ready for its new owner! Convenient, Brighton location with Penfield Schools. Inside you'll be greeted by an expansive dining/living room with hardwood floors, an adorable, original kitchen with antique hardware, walk-in pantry, and even an antique gas stove. Notice the fun serving "window" to the dinette! There are two bedrooms (hardwoods underneath) in the front of the house. A spacious, flexible back addition (with a half-bath) offers a third bedroom which is created by closing the Pella accordion wall. Alternatively, this room(s) can be used as a family room, double offices, or possible mudroom (with access to the back patio). Washer, dryer and dehumidifier in basement are included. Dining and kitchen table sets are negotiable. So bring your imagination and create the spaces you want, or simply enjoy the originality of this home. And in your free time, walk to Corbett's Glen Park, Ellison Park, or the cafe around the corner! Agent is related to the seller. Please allow 48 hours for seller response to offers. WELCOME HOME!

10. 2023-10-14
    listed $224,900 Active 1138-char remark

    Show marketing remark (1138 chars)

    For the first time in 43 years, this charming, vintage ranch in a park-like setting is ready for its new owner! Convenient, Brighton location with Penfield Schools. Inside you'll be greeted by an expansive dining/living room with hardwood floors, an adorable, original kitchen with antique hardware, walk-in pantry, and even an antique gas stove. Notice the fun serving "window" to the dinette! There are two bedrooms (hardwoods underneath) in the front of the house. A spacious, flexible back addition (with a half-bath) offers a third bedroom which is created by closing the Pella accordion wall. Alternatively, this room(s) can be used as a family room, double offices, or possible mudroom (with access to the back patio). Washer, dryer and dehumidifier in basement are included. Dining and kitchen table sets are negotiable. So bring your imagination and create the spaces you want, or simply enjoy the originality of this home. And in your free time, walk to Corbett's Glen Park, Ellison Park, or the cafe around the corner! Agent is related to the seller. Please allow 48 hours for seller response to offers. WELCOME HOME!

ⓘ 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: $7,101 · $592/mo
• Projected year-2 tax: $7,101 · $592/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $32,525
• − Mortgage interest: −$16,799
• − Property taxes: −$7,101
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$8,724
• Taxable loss: −$6,803
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-146/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
• City population: 38,703
• Population (ZIP): 10,667

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 3% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 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: ▼ -49.69%
• Current HPI: 275.9721
• Rent YoY: —
• Metro: —
• 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

+33.3% since first listed

6 events — show timeline

• 2026-05-27 Listed $299,900 UNYREIS
• 2023-12-01 Sold (Public Records) $222,000 Public Records
• 2023-12-01 Sold (MLS) $222,000 UNYREIS
• 2023-10-29 Pending — UNYREIS
• 2023-10-29 Contingent — UNYREIS
• 2023-10-14 Listed $224,900 UNYREIS

Property tax history

+17.4%/yr

Latest (2025): $7,101 · -13.2% YoY. Source: county tax records.