107 Norwich Dr · North Gates, NY 14624

$119,995

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 8 Days on market

Built 1974 6,098 sqft lot $152/sqft · 22% below area Est $155k · 22% under $258/mo HOA · 15% of rent

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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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +8.9/10.0
• 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

VERY NICE TOWNHOUSE LOCATED IN WINDSOR VILLAGE. 2 BEDROOMS, 1 BATHROOM, DINING/LIVING ROOM. UPDATED CARPET 2015 ALL ROOMS. UPDATED TILE KITCHEN 2015. REFINISHED CABINETS. ALL ROOMS HAVE BEEN PAINTED.

Key facts

• $258 HOA
• 2 parking spots
• Built 1974

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Kenrick association with a monthly fee of $258; Association fee covers common area maintenance, common area insurance, insurance, reserve fund, sewer, snow removal, trash and water

Exterior

• Parking: Assigned parking (2 spaces); No garage
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Single-story property; Entry level: main level; Resale condition
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof; Slab foundation; Existing structure
• Exterior features: Fully fenced yard; Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in country kitchen; Electric oven and electric range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl; Vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Country kitchen; Sliding glass door(s); Window treatments; Drapes; Sliding doors; Bedroom on main level; Main level primary
• Laundry & utility: In-unit washer and dryer on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.4% vs local median 4.7% 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, 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.
• Zoned schools: Churchville-Chili Middle School (math 39% / reading 50%, grade D, #348 of 729 statewide, top 50%, 1,156 students, 34% FRL); Churchville-Chili Senior High School (math 95% / reading 98%, grade A+, #59 of 1,100 statewide, top 6%, 1,192 students, 30% FRL).
• Zoned-school proficiency averages 70% at this address vs 55% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Churchville-Chili Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP; 4 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 $829 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 + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $119,995

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 5.7

CMA / ARV

• ARV (median comp): $154,557
• List price: $119,995
• Delta: -22.36%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $381
• Equity at exit: $17,892

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $26,355
• Equity at exit: $10,375

Cash invested: $33,599 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$50
• HOA: −$258
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $308

Break-even live

Break-even rent $1,363

Max offer price $119,995

Occupancy floor 77%

Sensitivity live

Price	-10% $376	-5% $342	+0% $308	+5% $275	+10% $241
Rent	-10% $170	-5% $239	+0% $308	+5% $378	+10% $447
Rate	-1.0pp $369	-0.5pp $339	base $308	+0.5pp $277	+1.0pp $246

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: $29,999
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2859 Manitou Rd Rochester, NY	1.0–3.0	1.0–1.5	937	$1,642	$1.75	4d	12	0.10mi
111 Whittier Rd Rochester, NY	1.0–3.0	1.0–2.5	1112	$2,100	$1.89	4d	23	0.28mi
350 Westview Commons Blvd Rochester, NY	1.0–2.0	1.0–2.0	1087	$1,860	$1.71	4d	13	0.50mi
173 Bending Creek Rd Gates, NY	1.0–2.0	1.0	860	$1,595	$1.85	4d	7	1.06mi

HOA detail

• Monthly dues: $258 · $3,096/yr

Listing history 10 events

1. 2026-05-08
   status Pending 651-char remark
2. 2026-04-30
   listed $119,995 Active 651-char remark
3. 2015-12-11
   historical 199-char remark

   Show marketing remark (199 chars)

   VERY NICE TOWNHOUSE LOCATED IN WINDSOR VILLAGE. 2 BEDROOMS, 1 BATHROOM, DINING/LIVING ROOM. UPDATED CARPET 2015 ALL ROOMS. UPDATED TILE KITCHEN 2015. REFINISHED CABINETS. ALL ROOMS HAVE BEEN PAINTED.

4. 2015-12-10
   soldstatus $60,000 199-char remark

   Show marketing remark (199 chars)

   VERY NICE TOWNHOUSE LOCATED IN WINDSOR VILLAGE. 2 BEDROOMS, 1 BATHROOM, DINING/LIVING ROOM. UPDATED CARPET 2015 ALL ROOMS. UPDATED TILE KITCHEN 2015. REFINISHED CABINETS. ALL ROOMS HAVE BEEN PAINTED.

5. 2015-12-08
   soldstatus $60,000
6. 2015-09-02
   listed $69,000 199-char remark

   Show marketing remark (199 chars)

   VERY NICE TOWNHOUSE LOCATED IN WINDSOR VILLAGE. 2 BEDROOMS, 1 BATHROOM, DINING/LIVING ROOM. UPDATED CARPET 2015 ALL ROOMS. UPDATED TILE KITCHEN 2015. REFINISHED CABINETS. ALL ROOMS HAVE BEEN PAINTED.

7. 2009-11-19
   soldstatus $57,000
8. 2007-05-04
   soldstatus $59,000
9. 2003-04-22
   soldstatus $54,000
10. 1996-05-20
    soldstatus $46,500

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,850 · $154/mo
• Expected delta: +$178/yr (+$15/mo · 10.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,039
• − Mortgage interest: −$6,722
• − Property taxes: −$1,672
• − Insurance: −$600
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$3,096
• − Depreciation: −$3,491
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,199/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

+158.1% since first listed

10 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-04-30 Listed $119,995 UNYREIS
• 2015-12-11 Listing Removed — UNYREIS
• 2015-12-10 Sold (MLS) $60,000 UNYREIS
• 2015-12-08 Sold (Public Records) $60,000 Public Records
• 2015-09-02 Listed $69,000 UNYREIS
• 2009-11-19 Sold (Public Records) $57,000 Public Records
• 2007-05-04 Sold (Public Records) $59,000 Public Records
• 2003-04-22 Sold (Public Records) $54,000 Public Records
• 1996-05-20 Sold (Public Records) $46,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,672 · -2.4% YoY. Source: county tax records.