93 Windsorshire Dr · North Gates, NY 14624

$149,900

3 bd · 1.5 ba · 1,240 sqft · Townhouse public records · 8 Days on market

Built 1973 3,920 sqft lot Est $175k · 14% under $264/mo HOA · 12% 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 +26.1/30.0
• ARV discount +13.9/15.0
• 1% rule +9.4/10.0
• DSCR +8.8/10.0
• 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

When you walk into this adorable condo in Windsorshire Village you will know it is THE ONE!! 3 bed/ 1.5 bath completely renovated. This lovely property offers spacious rooms, updated throughout, with an abundance of natural sunlight in the brand new kitchen with slow shut drawers, subway tiled backsplash, a breakfast bar, and sliding glass doors that open up to your own private fully fenced in yard. FIRST FLOOR LAUNDRY for convenience. Upstairs you will find 3 bedrooms, primary is oversized with a wall of closets, an organizing system and private entrance to the updated bathroom that will have you impressed with marble countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! Newer double hung windows, Storage Shed (2022), Nest Programable Thermostat (2022), Kitchen (2022), Bathrooms (2022), Smart Core Pro Luxury Vinyl Flooring (2022), Interior Freshly Painted. Monthly HOA fee: $220 Taxes are low, this is an affordable way to own your own home! DO NOT MISS! Delayed negotiations on file: Showings begin Thursday 11/3 at 7AM. All offers due Tuesday 11/8 at 6:30PM.

Key facts

• Fully renovated
• Brand new kitchen
• Wall of closets

Tags

• FULLY RENOVATED
• BRAND NEW KITCHEN
• PRIVATE FULLY FENCED YARD
• LARGE SHED
• FIRST FLOOR LAUNDRY ROOM
• WALL OF CLOSETS

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs negotiable with possible number limit
• HOA & community: Windsor Village Condos association; Monthly association fee of $264; HOA covers common area maintenance, common area insurance, insurance, maintenance of structure, snow removal, and trash; Community trails/paths

Exterior

• Parking: Assigned parking space (no garage) — one space
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Two-story property; Existing construction
• Construction: Asphalt architectural shingle roof; Vinyl siding; Copper plumbing; Blown-in insulation; Insulated attic/crawl hatchway(s)
• Exterior features: Fully fenced yard; Private yard; Patio; Near public transit; Rectangular residential lot; City street frontage; See remarks

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Disposal; Walk-in pantry; Eat-in kitchen
• Bedrooms: Includes main-level bedroom(s)
• Flooring: Ceramic tile; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Pull-down attic stairs; Sliding glass door(s); Walk-in pantry; Window treatments; Bath in primary bedroom; Programmable thermostat; Accessible doors
• Laundry & utility: In-unit washer and dryer; Accessible utilities or laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.3% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k 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 $42k 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.
• 3 sale attempts since 5y 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.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1973 — 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: 1.44% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $174,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Norwich Dr	0.07mi	3/1.5	1,240 (0%)	8mo	$170,000	$137	90
155 Windsorshire Dr	0.06mi	3/1.5	1,240 (0%)	20mo	$175,000	$141	81

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $65
• Equity at exit: $22,351

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $32,008
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$786
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$62
• HOA: −$264
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $379

Break-even live

Break-even rent $1,681

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2859 Manitou Rd Rochester, NY	1.0–3.0	1.0–1.5	937	$1,915	$2.04	2d	12	0.13mi
111 Whittier Rd Rochester, NY	1.0–3.0	1.0–2.5	1112	$2,500	$2.25	2d	23	0.34mi
9 Red Plank Way Rochester, NY	2.0	2.0	1210	$2,300	$1.90	2d	1	0.45mi
350 Westview Commons Blvd Rochester, NY	1.0–2.0	1.0–2.0	1087	$1,860	$1.71	2d	13	0.51mi
25 Silverlight Way Unit 50 Rochester, NY	2.0	2.0	1210	$2,350	$1.94	14d	1	0.66mi
50 Silverlight Way Rochester, NY	2.0	2.0	1210	$2,350	$1.94	14d	1	0.72mi
173 Bending Creek Rd Gates, NY	1.0–2.0	1.0	860	$1,595	$1.85	2d	7	1.06mi

HOA detail

• Monthly dues: $264 · $3,168/yr
• Likely covers: snow removal

Listing history 14 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   listed $149,900 Active
3. 2022-12-07
   soldstatus $135,000
4. 2022-12-06
   soldstatus $135,000 Closed Sale or Rented 1109-char remark

   Show marketing remark (1109 chars)

   When you walk into this adorable condo in Windsorshire Village you will know it is THE ONE!! 3 bed/ 1.5 bath completely renovated. This lovely property offers spacious rooms, updated throughout, with an abundance of natural sunlight in the brand new kitchen with slow shut drawers, subway tiled backsplash, a breakfast bar, and sliding glass doors that open up to your own private fully fenced in yard. FIRST FLOOR LAUNDRY for convenience. Upstairs you will find 3 bedrooms, primary is oversized with a wall of closets, an organizing system and private entrance to the updated bathroom that will have you impressed with marble countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! Newer double hung windows, Storage Shed (2022), Nest Programable Thermostat (2022), Kitchen (2022), Bathrooms (2022), Smart Core Pro Luxury Vinyl Flooring (2022), Interior Freshly Painted. Monthly HOA fee: $220 Taxes are low, this is an affordable way to own your own home! DO NOT MISS! Delayed negotiations on file: Showings begin Thursday 11/3 at 7AM. All offers due Tuesday 11/8 at 6:30PM.

5. 2022-11-09
   status Under Contract- Do Not Show 1109-char remark

   Show marketing remark (1109 chars)

   When you walk into this adorable condo in Windsorshire Village you will know it is THE ONE!! 3 bed/ 1.5 bath completely renovated. This lovely property offers spacious rooms, updated throughout, with an abundance of natural sunlight in the brand new kitchen with slow shut drawers, subway tiled backsplash, a breakfast bar, and sliding glass doors that open up to your own private fully fenced in yard. FIRST FLOOR LAUNDRY for convenience. Upstairs you will find 3 bedrooms, primary is oversized with a wall of closets, an organizing system and private entrance to the updated bathroom that will have you impressed with marble countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! Newer double hung windows, Storage Shed (2022), Nest Programable Thermostat (2022), Kitchen (2022), Bathrooms (2022), Smart Core Pro Luxury Vinyl Flooring (2022), Interior Freshly Painted. Monthly HOA fee: $220 Taxes are low, this is an affordable way to own your own home! DO NOT MISS! Delayed negotiations on file: Showings begin Thursday 11/3 at 7AM. All offers due Tuesday 11/8 at 6:30PM.

6. 2022-11-09
   historical Continue to Show- Under Contract 1109-char remark

   Show marketing remark (1109 chars)

   When you walk into this adorable condo in Windsorshire Village you will know it is THE ONE!! 3 bed/ 1.5 bath completely renovated. This lovely property offers spacious rooms, updated throughout, with an abundance of natural sunlight in the brand new kitchen with slow shut drawers, subway tiled backsplash, a breakfast bar, and sliding glass doors that open up to your own private fully fenced in yard. FIRST FLOOR LAUNDRY for convenience. Upstairs you will find 3 bedrooms, primary is oversized with a wall of closets, an organizing system and private entrance to the updated bathroom that will have you impressed with marble countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! Newer double hung windows, Storage Shed (2022), Nest Programable Thermostat (2022), Kitchen (2022), Bathrooms (2022), Smart Core Pro Luxury Vinyl Flooring (2022), Interior Freshly Painted. Monthly HOA fee: $220 Taxes are low, this is an affordable way to own your own home! DO NOT MISS! Delayed negotiations on file: Showings begin Thursday 11/3 at 7AM. All offers due Tuesday 11/8 at 6:30PM.

7. 2022-11-02
   listed $129,900 Active 1109-char remark

   Show marketing remark (1109 chars)

   When you walk into this adorable condo in Windsorshire Village you will know it is THE ONE!! 3 bed/ 1.5 bath completely renovated. This lovely property offers spacious rooms, updated throughout, with an abundance of natural sunlight in the brand new kitchen with slow shut drawers, subway tiled backsplash, a breakfast bar, and sliding glass doors that open up to your own private fully fenced in yard. FIRST FLOOR LAUNDRY for convenience. Upstairs you will find 3 bedrooms, primary is oversized with a wall of closets, an organizing system and private entrance to the updated bathroom that will have you impressed with marble countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! Newer double hung windows, Storage Shed (2022), Nest Programable Thermostat (2022), Kitchen (2022), Bathrooms (2022), Smart Core Pro Luxury Vinyl Flooring (2022), Interior Freshly Painted. Monthly HOA fee: $220 Taxes are low, this is an affordable way to own your own home! DO NOT MISS! Delayed negotiations on file: Showings begin Thursday 11/3 at 7AM. All offers due Tuesday 11/8 at 6:30PM.

8. 2021-11-24
   soldstatus $114,500
9. 2021-11-23
   soldstatus $114,500 Closed Sale or Rented 659-char remark

   Show marketing remark (659 chars)

   Stop renting and start owning!! 3 Bedrooms, 1.5 baths, newer windows and flooring, painted kitchen cabinets, newer countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! First floor laundry too! Wonderful closest space throughout this home. All appliances remain: refrigerator, stove, microwave, dishwasher, washer and dryer. There is a wood burning fireplace but this owner has never used it. Relax in your private fenced back yard and you can finally rescue that dog you have been waiting for!! Here is your chance! Delayed showings Friday, October 8th at 9:00am, with Delayed negotiations on Wednesday, October 13th at 9am.

10. 2021-11-11
    status Pending Sale 659-char remark

    Show marketing remark (659 chars)

    Stop renting and start owning!! 3 Bedrooms, 1.5 baths, newer windows and flooring, painted kitchen cabinets, newer countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! First floor laundry too! Wonderful closest space throughout this home. All appliances remain: refrigerator, stove, microwave, dishwasher, washer and dryer. There is a wood burning fireplace but this owner has never used it. Relax in your private fenced back yard and you can finally rescue that dog you have been waiting for!! Here is your chance! Delayed showings Friday, October 8th at 9:00am, with Delayed negotiations on Wednesday, October 13th at 9am.

11. 2021-10-14
    status Under Contract- Do Not Show 659-char remark

    Show marketing remark (659 chars)

    Stop renting and start owning!! 3 Bedrooms, 1.5 baths, newer windows and flooring, painted kitchen cabinets, newer countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! First floor laundry too! Wonderful closest space throughout this home. All appliances remain: refrigerator, stove, microwave, dishwasher, washer and dryer. There is a wood burning fireplace but this owner has never used it. Relax in your private fenced back yard and you can finally rescue that dog you have been waiting for!! Here is your chance! Delayed showings Friday, October 8th at 9:00am, with Delayed negotiations on Wednesday, October 13th at 9am.

12. 2021-10-06
    listed $99,900 Active 659-char remark

    Show marketing remark (659 chars)

    Stop renting and start owning!! 3 Bedrooms, 1.5 baths, newer windows and flooring, painted kitchen cabinets, newer countertops. Let the HOA snow plow, cut the lawn, take care of the roof and exterior!! First floor laundry too! Wonderful closest space throughout this home. All appliances remain: refrigerator, stove, microwave, dishwasher, washer and dryer. There is a wood burning fireplace but this owner has never used it. Relax in your private fenced back yard and you can finally rescue that dog you have been waiting for!! Here is your chance! Delayed showings Friday, October 8th at 9:00am, with Delayed negotiations on Wednesday, October 13th at 9am.

13. 2006-06-06
    soldstatus $62,500
14. 1998-04-20
    soldstatus $43,900

ⓘ 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: $2,590 · $216/mo
• Projected year-2 tax: $2,590 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,935
• − Mortgage interest: −$8,397
• − Property taxes: −$2,590
• − Insurance: −$750
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$3,168
• − Depreciation: −$4,361
• Taxable income: $2,521
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,944/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
• 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

+241.5% since first listed

14 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-22 Listed $149,900 UNYREIS
• 2022-12-07 Sold (Public Records) $135,000 Public Records
• 2022-12-06 Sold (MLS) $135,000 UNYREIS
• 2022-11-09 Pending — UNYREIS
• 2022-11-09 Contingent — UNYREIS
• 2022-11-02 Listed $129,900 UNYREIS
• 2021-11-24 Sold (Public Records) $114,500 Public Records
• 2021-11-23 Sold (MLS) $114,500 UNYREIS
• 2021-11-11 Pending — UNYREIS
• 2021-10-14 Pending — UNYREIS
• 2021-10-06 Listed $99,900 UNYREIS
• 2006-06-06 Sold (Public Records) $62,500 Public Records
• 1998-04-20 Sold (Public Records) $43,900 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,590 · -0.8% YoY. Source: county tax records.