50 Dolman Dr · Gates, NY 14624

$189,900

2 bd · 1.0 ba · 1,769 sqft · SingleFamily public records · 7 Days on market

Built 1989 0.71 ac lot $107/sqft · 30% below area Est $273k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Knocks! * Estate Sale - Priced Over $46,000 Below Assessed Value! * Attractive Contemporary Split Level Design With Full Walkout Lower Level. * Living Room With Vaulted Ceiling. * Large Eat-In Kitchen with Vaulted Ceiling. * Two Spacious Bedrooms Upstairs With Nice Bathroom. * Lower Walkout Level Has A Spacious Family Room With Sliders To Rear Yard That Could Easily Be Partitioned To Accommodate A 3rd Bedroom. * Spacious Laundry/Utility/Workshop Room On Lower Level. * Large 488' Deep Fenced Backyard Including Wooded Area. * Delayed Negotiations Until Monday 5/18 At 4:00 PM.

Key facts

• Walkout lower level
• Vaulted ceiling
• Eat-in kitchen

Tags

• SPLIT LEVEL DESIGN
• WALKOUT LOWER LEVEL
• VAULTED CEILING
• EAT-IN KITCHEN
• SPACIOUS FAMILY ROOM
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Driveway; Electric in garage; Garage storage
• Utilities: Public water connected; Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story home; Resale property; Walk-out basement; Rectangular, wooded lot; City street frontage; Entry level: main floor
• Construction: Cedar, vinyl and wood siding; Architectural shingle roof; Block foundation; Existing construction; Copper plumbing
• Exterior features: Deck; Fully fenced yard; Blacktop driveway; Shed(s)/outdoor storage; Storage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Convertible bedroom (can be used as a bedroom)
• Flooring: Hardwood; Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Storage; Convertible bedroom; Thermal windows; Sliding doors
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (14.2% below list).
• Recommended offer: $139k (26.6% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 5.9% in Gates — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Paul Road School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 430 students, 42% FRL); Gates-Chili Middle School (math 25% / reading 40%, grade F, #504 of 729 statewide, top 70%, 854 students, 58% FRL); Gates-Chili High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 1,132 students, 55% FRL) — zoned schools average 52% FRL vs 31% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $6k 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.
• Current owner paid $98k; list at $190k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $139,397 (26.6% 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. 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. 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?
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: 0.86% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.32%
• DSCR: 0.63
• GRM: 9.7

CMA / ARV

• ARV (median comp): $272,910
• List price: $189,900
• Delta: -30.42%
• 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
58 Cheshire Ln	0.12mi	3/1.5 (+1)	1,700 (-4%)	11mo	$315,000	$185	72
47 Dolman Dr	0.04mi	3/1.5 (+1)	1,706 (-4%)	19mo	$230,000	$135	70
1636 Chili Ave	0.61mi	3/1.0 (+1)	1,800 (+2%)	1mo	$235,000	$131	63
1425 Chili Ave	0.53mi	3/1.5 (+1)	1,802 (+2%)	11mo	$212,000	$118	56
170 Hinchey Rd	0.40mi	3/1.5 (+1)	1,680 (-5%)	17mo	$185,000	$110	52
5 Ellis Dr	0.64mi	3/2.0 (+1)	1,698 (-4%)	4mo	$241,000	$142	51
56 Ellis Dr	0.67mi	3/1.5 (+1)	1,618 (-8%)	2mo	$240,600	$149	45
57 Cheshire Ln	0.15mi	3/1.5 (+1)	1,544 (-13%)	23mo	$301,000	$195	45
1433 Chili Ave	0.53mi	3/1.5 (+1)	1,870 (+6%)	18mo	$162,000	$87	44
36 Merrydale Dr	0.37mi	3/3.0 (+1)	1,562 (-12%)	11mo	$240,000	$154	41
595 Hinchey Rd	0.70mi	3/1.5 (+1)	2,032 (+15%)	6mo	$180,000	$89	30
37 Avanti Dr	0.68mi	3/2.5 (+1)	1,507 (-15%)	19mo	$232,000	$154	17

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: -30.8%
• Equity multiple: -0.02×
• Total profit: $-54,023
• Equity at exit: $28,315

10-year hold

• IRR: -32.5%
• Equity multiple: -0.44×
• Total profit: $-76,328
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$581 /mo · $6,970/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-369

Break-even live

Break-even rent $2,096

Max offer price $139,397

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-315	+0% $-369	+5% $-423	+10% $-476
Rent	-10% $-497	-5% $-433	+0% $-369	+5% $-304	+10% $-240
Rate	-1.0pp $-273	-0.5pp $-320	base $-369	+0.5pp $-418	+1.0pp $-468

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	12d	1	0.86mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	5d	1	1.46mi

Listing history 2 events

1. 2026-05-13
   listed $189,900 Active 603-char remark
2. 2002-03-04
   soldstatus $98,500

ⓘ 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: $6,970 · $581/mo
• Projected year-2 tax: $6,970 · $581/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 ≥96°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: $19,550
• − Mortgage interest: −$10,637
• − Property taxes: −$6,970
• − Insurance: −$950
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,524
• Taxable loss: −$7,659
• Est. tax savings @ 24.0%: +$1,838
• After-tax cash flow: $-2,587/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

+92.8% since first listed

3 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $189,900 UNYREIS
• 2002-03-04 Sold (Public Records) $98,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $6,970 · +27.0% YoY. Source: county tax records.