401 Hinchey Rd · Gates, NY 14624

$199,900

4 bd · 1.5 ba · 1,663 sqft · SingleFamily public records · 7 Days on market

Built 1951 0.39 ac lot Est $248k · 19% under

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.7/10.0
• 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

This has it "ALL". Meticulous 4 bedroom, 1.5 bath Cape with custom oak kitchen, 1st floor family room with slider to patio and 16' x 32' in ground pool, plus finished basement with bar and gas fireplace. Appliances included, fenced park like yard with shed and 2 car garage with turnaround driveway.

Key facts

• Two patios
• Outdoor space
• In ground pool

Tags

• IN GROUND POOL
• PARTIALLY FINISHED BASEMENT
• OUTDOOR SPACE
• TWO PATIOS
• COVERED PERGOLA
• EXPANSIVE BACKYARD OASIS

Property features AI

Exterior

• Parking: Detached garage with 2 car spaces; Garage includes electricity, storage and workshop; Circular driveway
• Security: Owned security system
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story house; Existing/resale property
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Copper and PEX plumbing; Built as existing (pre-owned)
• Exterior features: Blacktop driveway; Partial fencing; In-ground pool; Patio; Shed(s) and exterior storage; Corner, rectangular residential lot (75 x 225)

Interior

• Kitchen: Convection oven; Gas oven; Gas range; Free-standing range; Oven; Range hood; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedroom on main level; 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; Dry bar; Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Solid surface counters; Skylights; Programmable thermostat; Skylight windows; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.3% 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; 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).
• This rent runs 32% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 2 sale attempts since 12y 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 $129k; list at $200k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1951 — 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: 1.17% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $247,787
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Hinchey Rd	0.21mi	4/2.0	1,792 (+8%)	4mo	$189,900	$106	72
56 Ellis Dr	0.35mi	3/1.5 (-1)	1,618 (-3%)	2mo	$240,600	$149	72
96 Hinchey Rd	0.43mi	4/2.0	1,671 (+0%)	7mo	$210,000	$126	71
5 Ellis Dr	0.32mi	3/2.0 (-1)	1,698 (+2%)	4mo	$241,000	$142	71
1636 Chili Ave	0.24mi	3/1.0 (-1)	1,800 (+8%)	1mo	$235,000	$131	68
51 Caroline Dr	0.52mi	4/1.5	1,512 (-9%)	1mo	$225,000	$149	60
45 Cheshire Ln	0.35mi	3/1.5 (-1)	1,458 (-12%)	0mo	$354,000	$243	58
134 Arrowhead Dr	0.44mi	4/1.5	1,440 (-13%)	3mo	$240,000	$167	55
114 Brooklea Dr	0.74mi	3/2.5 (-1)	1,673 (+1%)	2mo	$370,000	$221	53
793 Hinchey Rd	0.56mi	3/2.0 (-1)	1,559 (-6%)	7mo	$220,000	$141	51
90 Caroline Dr	0.54mi	3/1.5 (-1)	1,453 (-13%)	5mo	$220,000	$151	44
42 Dolman Dr	0.50mi	3/1.5 (-1)	1,440 (-13%)	10mo	$290,000	$201	41

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-21,039
• Equity at exit: $29,806

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,118
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$534 /mo · $6,412/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $175

Break-even live

Break-even rent $2,109

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $288	-5% $232	+0% $175	+5% $118	+10% $62
Rent	-10% $-9	-5% $83	+0% $175	+5% $267	+10% $359
Rate	-1.0pp $276	-0.5pp $226	base $175	+0.5pp $123	+1.0pp $70

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	11d	1	1.22mi

Listing history 8 events

1. 2026-06-03
   statusdays on market $199,900 Pending 7 DOM
2. 2026-06-03
   days on market $199,900 Active 6 DOM
3. 2026-06-01
   days on market $199,900 Active 5 DOM
4. 2026-05-31
   days on market $199,900 Active 4 DOM
5. 2026-05-27
   listed $199,900 Active
6. 2014-11-20
   soldstatus $129,000 310-char remark

   Show marketing remark (310 chars)

   This has it "ALL". Meticulous 4 bedroom, 1.5 bath Cape with custom oak kitchen, 1st floor family room with slider to patio and 16' x 32' in ground pool, plus finished basement with bar and gas fireplace. Appliances included, fenced park like yard with shed and 2 car garage with turnaround driveway.

7. 2014-11-18
   soldstatus $129,000
8. 2014-09-21
   listed $129,900 310-char remark

   Show marketing remark (310 chars)

   This has it "ALL". Meticulous 4 bedroom, 1.5 bath Cape with custom oak kitchen, 1st floor family room with slider to patio and 16' x 32' in ground pool, plus finished basement with bar and gas fireplace. Appliances included, fenced park like yard with shed and 2 car garage with turnaround driveway.

ⓘ 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: $6,412 · $534/mo
• Projected year-2 tax: $6,412 · $534/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 ≥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: $27,963
• − Mortgage interest: −$11,198
• − Property taxes: −$6,412
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$5,815
• Taxable loss: −$936
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $2,324/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

+53.9% since first listed

4 events — show timeline

• 2026-05-27 Listed $199,900 UNYREIS
• 2014-11-20 Sold (MLS) $129,000 UNYREIS
• 2014-11-18 Sold (Public Records) $129,000 Public Records
• 2014-09-21 Listed $129,900 UNYREIS

Property tax history

+6.3%/yr

Latest (2025): $6,412 · +7.3% YoY. Source: county tax records.