21 Andony Ln · North Gates, NY 14624

$199,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 10 Days on market

Built 1965 0.48 ac lot $190/sqft · 30% below area Est $285k · 30% 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 +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sparkling and move-in ready, this beautifully updated 3-bedroom Ranch offers the perfect blend of comfort and convenience! Featuring 1,050 sq. ft. of thoughtfully refreshed living space, you’ll love the brand-new carpeting and luxury vinyl flooring, along with a freshly painted interior that gives the home a bright, modern feel. Major updates provide peace of mind, including new electrical service (2026), furnace and central A/C (2018), garage overhead door (2026), and a roof installed in 2008. The partially finished basement adds extra flexible space—ideal for a rec room, home office, or gym. Step outside to enjoy the patio, storage shed, and an expansive nearly half-acre lot—perfect for entertaining, relaxing, or future possibilities. Don’t miss your chance to own this turnkey gem! (estate so no pcd ) * * Delayed negotiations until 4/30/2026 @ 3:00pm. Offers due at 1:00pm on 4/30/2026. Please allow 24hrs for life of that offer. Thank you! * *

Key facts

• Updated ranch
• Storage shed
• Patio

Tags

• UPDATED RANCH
• NEW ELECTRICAL SERVICE
• FURNACE AND CENTRAL A/C
• PARTIALLY FINISHED BASEMENT
• PATIO
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $205 ($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 7.5% vs local median 4.8% in North 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 75/100 on livability (#245 in NY, #3,859 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime D, schools F, amenities 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; 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $200k implies a 138% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1965 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $285,050
• List price: $199,900
• Delta: -29.87%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Andony Ln	0.00mi	3/1.5	1,050 (0%)	0mo	$265,000	$252	98
1027 Paul Rd	0.25mi	3/2.0	1,201 (+14%)	15mo	$320,000	$266	48
3472 Chili Ave	0.54mi	3/1.5	1,118 (+6%)	24mo	$230,000	$206	42
911 Paul Rd	0.66mi	2/1.0 (-1)	912 (-13%)	11mo	$253,000	$277	33

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-19,226
• Equity at exit: $29,806

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $435
• 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: 7.9×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$329 /mo · $3,950/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $205

Break-even live

Break-even rent $1,849

Max offer price $199,900

Occupancy floor 85%

Sensitivity live

Price	-10% $319	-5% $262	+0% $205	+5% $149	+10% $92
Rent	-10% $39	-5% $122	+0% $205	+5% $289	+10% $372
Rate	-1.0pp $306	-0.5pp $256	base $205	+0.5pp $154	+1.0pp $101

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Autumn Chapel Way Rochester, NY	2.0	1.5	1164	$2,000	$1.72	45d	1	0.56mi
200 Mulcahy Blvd Unit 12-B Rochester, NY	2.0	2.0	1047	$1,898	$1.81	4d	1	1.32mi

Listing history 3 events

1. 2026-05-02
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Sparkling and move-in ready, this beautifully updated 3-bedroom Ranch offers the perfect blend of comfort and convenience! Featuring 1,050 sq. ft. of thoughtfully refreshed living space, you’ll love the brand-new carpeting and luxury vinyl flooring, along with a freshly painted interior that gives the home a bright, modern feel. Major updates provide peace of mind, including new electrical service (2026), furnace and central A/C (2018), garage overhead door (2026), and a roof installed in 2008. The partially finished basement adds extra flexible space—ideal for a rec room, home office, or gym. Step outside to enjoy the patio, storage shed, and an expansive nearly half-acre lot—perfect for entertaining, relaxing, or future possibilities. Don’t miss your chance to own this turnkey gem! (estate so no pcd ) * * Delayed negotiations until 4/30/2026 @ 3:00pm. Offers due at 1:00pm on 4/30/2026. Please allow 24hrs for life of that offer. Thank you! * *

2. 2026-04-22
   listed $199,900 Active 988-char remark

   Show marketing remark (988 chars)

   Sparkling and move-in ready, this beautifully updated 3-bedroom Ranch offers the perfect blend of comfort and convenience! Featuring 1,050 sq. ft. of thoughtfully refreshed living space, you’ll love the brand-new carpeting and luxury vinyl flooring, along with a freshly painted interior that gives the home a bright, modern feel. Major updates provide peace of mind, including new electrical service (2026), furnace and central A/C (2018), garage overhead door (2026), and a roof installed in 2008. The partially finished basement adds extra flexible space—ideal for a rec room, home office, or gym. Step outside to enjoy the patio, storage shed, and an expansive nearly half-acre lot—perfect for entertaining, relaxing, or future possibilities. Don’t miss your chance to own this turnkey gem! (estate so no pcd ) * * Delayed negotiations until 4/30/2026 @ 3:00pm. Offers due at 1:00pm on 4/30/2026. Please allow 24hrs for life of that offer. Thank you! * *

3. 1995-11-03
   soldstatus $84,000

ⓘ 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: $3,950 · $329/mo
• Projected year-2 tax: $3,950 · $329/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: $25,309
• − Mortgage interest: −$11,198
• − Property taxes: −$3,950
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$5,815
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,634/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 — North Gates

• Score: 75/100
• State rank: #245
• US rank: #3859

Category grades

Amenities F Commute C Cost of living A- Crime D Employment B+ Housing A+ Health & safety A+ User ratings A

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

+138.0% since first listed

3 events — show timeline

• 2026-05-02 Pending — UNYREIS
• 2026-04-22 Listed $199,900 UNYREIS
• 1995-11-03 Sold (Public Records) $84,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,950 · +215.2% YoY. Source: county tax records.