18 Wills Rd · Gates, NY 14624

$229,900

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 7 Days on market

Built 1957 0.48 ac lot Est $311k · 26% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• Schools +4.8/10.0
• 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

Original owner! This fantastic ranch home in a great location, features a true in-law (added in 1989 along with a full basement under addition), lots of light thanks to several skylights, and a total of 4 bedrooms, 2 bathrooms and two kitchens ready for your personal updates. Updated mechanics include a tankless hot water heater (‘11), a full tear off roof (’07), sump pump (’17), and A/C & furnace (’07). Other updates include a stamped patio and a new shed with electric service and pond in the beautiful backyard. Home is available for a quick close.

Key facts

• First floor laundry
• Cathedral ceilings
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FIRST FLOOR LAUNDRY
• CATHEDRAL CEILINGS
• STAMPED PATIO
• TANKLESS HOT WATER HEATER
• VINYL SIDING

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Driveway; Garage has electricity; 1.5 garage spaces
• Security: Leased security system
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical service
• Home design: Single-story home; In-law suite included; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Patio; Shed(s) / storage

Interior

• Kitchen: Gas oven and gas range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Eat-in layout; Pantry
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Ceramic tile; Tile; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; Eat-in kitchen; Separate formal living room; Pantry; Skylights; In-law floorplan; Main level primary; Programmable thermostat; Thermal windows
• Laundry & utility: Washer and dryer included; Main-level laundry with accessible utilities

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 8.3% vs local median 5.9% in Gates — 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 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.
• Churchville-Chili Central School District (rural): math 53% / reading 57% proficiency, ranked #291 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 127 active listings in the ZIP; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $7k 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 7y 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 $138k; list at $230k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $310,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Gateway Rd	0.13mi	4/1.5	1,790 (+1%)	12mo	$326,500	$182	80
1 Gateway Rd	0.09mi	3/2.5 (-1)	1,745 (-2%)	11mo	$227,000	$130	77
12 Queensberry Ln	0.38mi	4/2.5	1,728 (-3%)	3mo	$345,000	$200	73
38 Omega Dr	0.28mi	4/2.5	1,836 (+3%)	13mo	$350,000	$191	68
929 Paul Rd	0.05mi	4/2.0	1,512 (-15%)	9mo	$265,000	$175	66
994 Paul Rd	0.32mi	4/1.0	1,676 (-6%)	12mo	$251,000	$150	62
37 Bucky Dr	0.34mi	4/2.0	1,671 (-6%)	16mo	$249,900	$150	61
21 Wethersfield Rd	0.34mi	3/2.5 (-1)	1,851 (+4%)	11mo	$348,500	$188	61
15 San Mateo Rd	0.73mi	4/2.0	1,752 (-1%)	13mo	$325,000	$186	53
14 Ascot Dr	0.47mi	3/2.0 (-1)	1,592 (-10%)	6mo	$275,000	$173	51
49 Brasser Dr	0.67mi	3/1.5 (-1)	1,745 (-2%)	11mo	$285,000	$163	50
48 Brasser Dr	0.70mi	3/2.5 (-1)	2,002 (+13%)	2mo	$280,000	$140	38

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-12,402
• Equity at exit: $34,279

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $21,452
• Equity at exit: $19,878

Cash invested: $64,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,609 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$371 /mo · $4,447/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $389

Break-even live

Break-even rent $2,116

Max offer price $229,900

Occupancy floor 80%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $229,900 Pending 7 DOM
2. 2026-06-17
   days on market $229,900 Active 7 DOM
3. 2026-06-16
   days on market $229,900 Active 6 DOM
4. 2026-06-15
   days on market $229,900 Active 5 DOM
5. 2026-06-13
   remarks 650-char remark
6. 2026-06-13
   listed $229,900 Active 3 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: $4,447 · $371/mo
• Projected year-2 tax: $4,447 · $371/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,303
• − Mortgage interest: −$12,878
• − Property taxes: −$4,447
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$6,688
• Taxable income: $1,132
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $4,394/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: Churchville-Chili Central School District
• NCES district ID: 3607530
• Math proficiency: 53% ▼ -13.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $61,997
• Composite: 48.07/100
• National rank: #2191
• State rank: #291 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
• City population: 27,478
• 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

+53.4% since first listed

6 events — show timeline

• 2026-06-10 Listed $229,900 UNYREIS
• 2020-01-06 Sold (MLS) $137,500 UNYREIS
• 2019-12-24 Sold (Public Records) $137,500 Public Records
• 2019-11-25 Pending — UNYREIS
• 2019-11-19 Contingent — UNYREIS
• 2019-10-28 Listed $149,900 UNYREIS

Property tax history

-0.1%/yr

Latest (2025): $4,447 · -1.9% YoY. Source: county tax records.