29 Berna Ln · Gates, NY 14624

$149,900

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 2 Days on market

Built 1966 0.35 ac lot Est $269k · 44% 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +5.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom ranch situated on a large private park like yard - Big open living room - 2 car attached garage - Price reflects work needed - All offers to be in before June 24,2026 at 2PM when Negotiations Begin - Please allow 24 hours for response.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Attached garage with garage door opener and electricity; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story; Existing/resale condition (fixer)
• Construction: Wood siding; Copper plumbing; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Private yard; Patio; See remarks

Interior

• Kitchen: Free-standing range; Gas oven; Gas range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Thermal windows; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.2% vs local median 5.9% in Gates — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#582 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: amenities F, commute F.
• Gates-Chili Central School District (suburban): math 41% / reading 42% proficiency, ranked #491 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $4k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.26% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $268,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Berna Ln	0.06mi	3/1.0 (+1)	1,092 (-11%)	1mo	$260,000	$238	72
19 Earl Dr	0.67mi	2/1.0	1,262 (+2%)	0mo	$285,000	$226	64
123 Rowley Dr	0.51mi	3/1.0 (+1)	1,209 (-2%)	5mo	$176,000	$146	64
2876 Chili Ave	0.46mi	3/1.5 (+1)	1,152 (-6%)	1mo	$251,000	$218	60
70 Fenton Rd	0.40mi	3/1.0 (+1)	1,341 (+9%)	2mo	$170,000	$127	60
210 Westmar Dr	0.34mi	3/1.0 (+1)	1,092 (-11%)	2mo	$214,000	$196	59
211 Westmar Dr	0.32mi	3/1.0 (+1)	1,368 (+11%)	5mo	$235,000	$172	58
154 Westside Dr	0.70mi	3/1.5 (+1)	1,222 (-1%)	5mo	$285,000	$233	55
237 Harpington Dr	0.62mi	3/1.0 (+1)	1,144 (-7%)	2mo	$250,000	$219	52
20 Audabon Ter	0.42mi	3/1.5 (+1)	1,090 (-12%)	7mo	$165,000	$151	49
151 Rowley Dr	0.49mi	3/2.0 (+1)	1,380 (+12%)	6mo	$210,000	$152	43
751 Marshall Rd	0.50mi	3/2.5 (+1)	1,391 (+13%)	5mo	$349,900	$252	40

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-16,655
• Equity at exit: $22,351

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,020
• Equity at exit: $12,961

Cash invested: $41,972 (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 14624

• Active inventory: 127
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$523 /mo · $6,273/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $116

Break-even live

Break-even rent $1,736

Max offer price $149,900

Occupancy floor 89%

Sensitivity live

Price	-10% $201	-5% $159	+0% $116	+5% $74	+10% $31
Rent	-10% $-33	-5% $42	+0% $116	+5% $191	+10% $265
Rate	-1.0pp $192	-0.5pp $154	base $116	+0.5pp $77	+1.0pp $38

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
456 Westside Dr Unit 6 Rochester, NY	2.0	2.0	994	$2,100	$2.11	4d	1	0.32mi
173 Bending Creek Rd Gates, NY	1.0–2.0	1.0	860	$1,595	$1.85	3d	7	1.23mi

Listing history 3 events

1. 2026-06-18
   days on market $149,900 Active 2 DOM
2. 2026-06-16
   remarks 254-char remark
3. 2026-06-16
   listed $149,900 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,273 · $523/mo
• Projected year-2 tax: $6,273 · $523/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: $22,595
• − Mortgage interest: −$8,397
• − Property taxes: −$6,273
• − Insurance: −$750
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$4,361
• Taxable loss: −$800
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,586/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: Gates-Chili Central School District
• NCES district ID: 3611880
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,045
• Composite: 36.23/100
• National rank: #4719
• State rank: #491 of 590 in NY

Livability — Gates

• Score: 67/100
• State rank: #582
• US rank: #10531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 38,626
• Household income: $87,989
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 584.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Iranian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, India
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -151.26%
• Current HPI: 267.356
• 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

• 2026-06-16 Listed $149,900 UNYREIS

Property tax history

+19.2%/yr

Latest (2025): $6,273 · +95.3% YoY. Source: county tax records.