4 Charmaine Rd · Gates, NY 14624

$179,900

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 11 Days on market

Built 1953 0.29 ac lot Est $215k · 16% 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 +18.9/30.0
• ARV discount +14.9/15.0
• 1% rule +6.5/10.0
• DSCR +6.0/10.0
• 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 MLS

Gleaming hardwood floors throughout! Added breezeway conversion gives you a family room or formal dining room or bath. Private back yard. It's a wonderful, unpretentious home of great value! One-Year Home Warranty Included!!

Key facts

• Spacious yard
• Hardwood floors
• 0.29 acre lot

Tags

• HARDWOOD FLOORS
• KNOTTY PINE DINING ROOM
• LARGE PICTURE WINDOWS
• NEWER ANDERSON WINDOWS
• SPACIOUS YARD
• ESTABLISHED QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached garage with electric and garage door opener; 1 garage space
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric with circuit breakers
• Home design: Single-story home; Existing condition
• Construction: Composite siding; Copper plumbing; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Rectangular residential lot; City street frontage; Lot dimensions approximately 73 x 170

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Water purifier (owned)
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Thermal windows; Has basement (full)
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.5% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $115k; list at $180k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1953 — 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: 1.15% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $215,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Charmaine Rd	0.04mi	3/2.0	1,224 (+11%)	5mo	$215,000	$176	74
24 Tarrytown Dr	0.23mi	3/1.5	950 (-14%)	1mo	$250,000	$263	65
874 Chili Center Coldwater Rd	0.45mi	3/1.5	1,104 (0%)	22mo	$250,000	$226	61
11 Scott Ln	0.04mi	3/1.0	1,240 (+12%)	18mo	$230,000	$185	61
20 Tarrytown Dr	0.24mi	3/1.0	950 (-14%)	10mo	$235,000	$247	56
20 Bright Oaks Dr	0.69mi	3/1.0	1,120 (+1%)	15mo	$218,000	$195	51
26 Chestnut Ridge Rd	0.47mi	2/1.0 (-1)	1,008 (-9%)	10mo	$159,900	$159	48
40 Chestnut Ridge Rd	0.41mi	2/1.5 (-1)	1,204 (+9%)	15mo	$215,000	$179	48
25 Bright Oaks Dr	0.75mi	3/2.0	1,120 (+1%)	17mo	$225,000	$201	46
31 Tarrytown Dr	0.27mi	2/1.0 (-1)	950 (-14%)	23mo	$231,500	$244	38
1652 Westside Dr	0.71mi	3/1.0	1,232 (+12%)	21mo	$155,000	$126	28

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-17,180
• Equity at exit: $26,824

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $898
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$943
• Tax from tax record: −$434 /mo · $5,203/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $185

Break-even live

Break-even rent $1,838

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $287	-5% $236	+0% $185	+5% $135	+10% $84
Rent	-10% $22	-5% $104	+0% $185	+5% $267	+10% $349
Rate	-1.0pp $276	-0.5pp $231	base $185	+0.5pp $139	+1.0pp $91

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Mulcahy Blvd Unit 12-B Rochester, NY	2.0	2.0	1047	$1,898	$1.81	3d	1	0.94mi
173 Bending Creek Rd Gates, NY	1.0–2.0	1.0	860	$1,595	$1.85	3d	7	0.94mi
456 Westside Dr Unit 6 Rochester, NY	2.0	2.0	994	$2,100	$2.11	4d	1	1.29mi
350 Westview Commons Blvd Rochester, NY	1.0–2.0	1.0–2.0	1087	$1,860	$1.71	3d	13	1.34mi
50 Silverlight Way Rochester, NY	2.0	2.0	1210	$2,350	$1.94	15d	1	1.36mi
25 Silverlight Way Unit 50 Rochester, NY	2.0	2.0	1210	$2,350	$1.94	15d	1	1.45mi

Listing history 14 events

1. 2026-06-10
   status $179,900 Pending 11 DOM
2. 2026-06-09
   days on market $179,900 Active Under Contract 11 DOM
3. 2026-06-09
   days on market $179,900 Active Under Contract 10 DOM
4. 2026-06-07
   days on market $179,900 Active Under Contract 9 DOM
5. 2026-06-05
   statusdays on market $179,900 Active Under Contract 6 DOM
6. 2026-06-03
   days on market $179,900 Active 5 DOM
7. 2026-06-03
   days on market $179,900 Active 4 DOM
8. 2026-06-01
   days on market $179,900 Active 3 DOM
9. 2026-05-31
   days on market $179,900 Active 2 DOM
10. 2026-05-28
    listed $179,900 Active
11. 2018-10-10
    soldstatus $115,000
12. 2018-10-09
    soldstatus $115,000 Closed Sale or Rented 224-char remark

    Show marketing remark (224 chars)

    Gleaming hardwood floors throughout! Added breezeway conversion gives you a family room or formal dining room or bath. Private back yard. It's a wonderful, unpretentious home of great value! One-Year Home Warranty Included!!

13. 2018-07-19
    status Under Contract- Do Not Show 224-char remark

    Show marketing remark (224 chars)

    Gleaming hardwood floors throughout! Added breezeway conversion gives you a family room or formal dining room or bath. Private back yard. It's a wonderful, unpretentious home of great value! One-Year Home Warranty Included!!

14. 2018-07-17
    listed $114,995 Active 224-char remark

    Show marketing remark (224 chars)

    Gleaming hardwood floors throughout! Added breezeway conversion gives you a family room or formal dining room or bath. Private back yard. It's a wonderful, unpretentious home of great value! One-Year Home Warranty Included!!

ⓘ 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: $5,203 · $434/mo
• Projected year-2 tax: $5,203 · $434/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: $24,873
• − Mortgage interest: −$10,077
• − Property taxes: −$5,203
• − Insurance: −$900
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$5,233
• Taxable loss: −$521
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $2,350/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

+56.4% since first listed

5 events — show timeline

• 2026-05-28 Listed $179,900 UNYREIS
• 2018-10-10 Sold (Public Records) $115,000 Public Records
• 2018-10-09 Sold (MLS) $115,000 UNYREIS
• 2018-07-19 Pending — UNYREIS
• 2018-07-17 Listed $114,995 UNYREIS

Property tax history

+18.0%/yr

Latest (2025): $5,203 · -8.6% YoY. Source: county tax records.