110 Howard Rd · Gates, NY 14606

$129,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 7 Days on market

Built 1958 0.27 ac lot Est $218k · 40% under

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Why this score? — see what drove the B- 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 +23.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +7.7/10.0
• Rent growth +4.1/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Super Clean Ranch. Move-In Condition. Third Bedroom Was Converted From Attached Garage Space. The Front Portion Of Overhead Door Of Garage Is Used For Storage. Home Has Good Living Space Throughout! Hurry To Enjoy This One.

Key facts

• Hot water tank
• Hvac updates
• Brand new roof

Tags

• FULLY FENCED BACK YARD
• CONVERTED GARAGE
• BRAND NEW ROOF
• HOT WATER TANK
• HVAC UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 8.6% 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.
• 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: Rents rising fast (+6.3%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/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 $898 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

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 $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1958 — 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: 1.31% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $217,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Howard Rd	0.00mi	3/1.0	1,056 (0%)	1mo	$182,000	$172	99
17 Beechcraft Dr	0.09mi	3/1.0	1,032 (-2%)	2mo	$225,000	$218	91
12 Beechcraft Dr	0.09mi	3/1.0	1,144 (+8%)	7mo	$176,000	$154	76
32 Drexel Dr	0.25mi	3/2.0	1,144 (+8%)	2mo	$285,000	$249	69
78 Bru Mar Dr	0.46mi	3/2.0	1,100 (+4%)	1mo	$280,000	$255	67
68 Elder St	0.22mi	3/1.5	1,200 (+14%)	6mo	$215,000	$179	60
94 Bru Mar Dr	0.49mi	3/1.0	1,122 (+6%)	11mo	$229,000	$204	58
133 Matilda St	0.46mi	2/2.0 (-1)	1,089 (+3%)	9mo	$197,000	$181	57
34 Landau Dr	0.46mi	4/2.0 (+1)	1,118 (+6%)	6mo	$285,600	$255	55
56 Bru Mar Dr	0.43mi	3/2.0	1,188 (+12%)	7mo	$258,551	$218	49
66 Landau Dr	0.67mi	3/1.0	1,163 (+10%)	11mo	$220,000	$189	43
19 Dawnhaven Dr	0.69mi	2/2.0 (-1)	1,191 (+13%)	8mo	$245,000	$206	30

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $894
• Equity at exit: $19,369

10-year hold

• IRR: 13.8%
• Equity multiple: 2.30×
• Total profit: $47,365
• Equity at exit: $11,231

Cash invested: $36,372 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$353 /mo · $4,237/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $252

Break-even live

Break-even rent $1,378

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Canal Landing Blvd Rochester, NY	1.0–3.0	1.5–2.0	1174	$2,050	$1.75	2d	5	1.13mi
76 Dodge St Rochester, NY	1.0–2.0	1.0	742	$1,250	$1.68	43d	6	1.41mi

Listing history 6 events

1. 2026-04-21
   status Pending
2. 2026-04-14
   listed $129,900 Active
3. 2019-03-28
   soldstatus $80,000 Closed Sale or Rented 229-char remark

   Show marketing remark (229 chars)

   WOW! Super Clean Ranch. Move-In Condition. Third Bedroom Was Converted From Attached Garage Space. The Front Portion Of Overhead Door Of Garage Is Used For Storage. Home Has Good Living Space Throughout! Hurry To Enjoy This One.

4. 2019-03-26
   soldstatus $80,000
5. 2019-02-14
   status Under Contract- Do Not Show 229-char remark

   Show marketing remark (229 chars)

   WOW! Super Clean Ranch. Move-In Condition. Third Bedroom Was Converted From Attached Garage Space. The Front Portion Of Overhead Door Of Garage Is Used For Storage. Home Has Good Living Space Throughout! Hurry To Enjoy This One.

6. 2019-02-13
   listed $77,000 Active 229-char remark

   Show marketing remark (229 chars)

   WOW! Super Clean Ranch. Move-In Condition. Third Bedroom Was Converted From Attached Garage Space. The Front Portion Of Overhead Door Of Garage Is Used For Storage. Home Has Good Living Space Throughout! Hurry To Enjoy This One.

ⓘ 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: $4,237 · $353/mo
• Projected year-2 tax: $4,237 · $353/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: $20,353
• − Mortgage interest: −$7,276
• − Property taxes: −$4,237
• − Insurance: −$650
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,779
• Taxable income: $1,155
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,741/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

• Census place: Gates, NY
• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+68.7% since first listed

6 events — show timeline

• 2026-04-21 Pending — UNYREIS
• 2026-04-14 Listed $129,900 UNYREIS
• 2019-03-28 Sold (MLS) $80,000 UNYREIS
• 2019-03-26 Sold (Public Records) $80,000 Public Records
• 2019-02-14 Pending — UNYREIS
• 2019-02-13 Listed $77,000 UNYREIS

Property tax history

+6.6%/yr

Latest (2025): $4,237 · +9.0% YoY. Source: county tax records.