5035 Gray St · North Rose, NY 14516

$172,500

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 10 Days on market

Built 1910 0.29 ac lot Est $158k · 9% over

---

Why this score? — see what drove the D- 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 +10.9/30.0
• Appreciation +5.7/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• ARV discount +3.3/15.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

Key facts

• Formal dining room
• Landscaped lot
• Updated kitchen

Tags

• LANDSCAPED LOT
• WALKING DISTANCE TO SCHOOL
• WALKING DISTANCE TO PLAYGROUND
• UPDATED KITCHEN
• FORMAL DINING ROOM
• COFFEE BREAKFAST BAR AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-75 ($-895/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (12.5% below list).
• Recommended offer: $151k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#904 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: commute D, schools D-, crime F.
• North Rose-Wolcott Central School District (rural): math 43% / reading 38% proficiency, ranked #514 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,006 (12.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5088 N Main St	0.15mi	2/1.5 (-1)	1,176 (-11%)	24mo	$141,500	$120	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $1,899
• Equity at exit: $62,455

10-year hold

• IRR: 5.3%
• Equity multiple: 1.67×
• Total profit: $32,411
• Equity at exit: $85,827

Cash invested: $48,300 (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 14516

• Home prices YoY: 0.6%
• Active inventory: 12
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$291 /mo · $3,492/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-75

Break-even live

Break-even rent $1,604

Max offer price $159,332

Occupancy floor 100%

Sensitivity live

Price	-10% $23	-5% $-26	+0% $-75	+5% $-123	+10% $-172
Rent	-10% $-194	-5% $-134	+0% $-75	+5% $-15	+10% $45
Rate	-1.0pp $12	-0.5pp $-31	base $-75	+0.5pp $-119	+1.0pp $-165

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-03-25
   status Pending
2. 2026-03-24
   historical Active Under Contract
3. 2026-03-15
   listed $172,500 Active
4. 2025-03-20
   soldstatus $160,000
5. 2025-03-17
   soldstatus $160,000 Closed 890-char remark

   Show marketing remark (890 chars)

   * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

6. 2025-02-18
   status Pending 890-char remark

   Show marketing remark (890 chars)

   * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

7. 2025-02-09
   historical Active Under Contract 890-char remark

   Show marketing remark (890 chars)

   * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

8. 2025-02-04
   price $159,900 890-char remark

   Show marketing remark (890 chars)

   * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

9. 2025-01-27
   status Active 890-char remark

   Show marketing remark (890 chars)

   * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

10. 2025-01-05
    status Pending 890-char remark

    Show marketing remark (890 chars)

    * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

11. 2024-12-28
    historical Active Under Contract 890-char remark

    Show marketing remark (890 chars)

    * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

12. 2024-11-04
    price $164,900 890-char remark

    Show marketing remark (890 chars)

    * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

13. 2024-10-04
    listed $164,999 Active 890-char remark

    Show marketing remark (890 chars)

    * * * Don't let this gem slip away - it's BACK ON THE MARKET * * * Envision your ideal lifestyle unfolding in this stunning home! With its immaculate condition, updated kitchen, and spacious living areas, this 3-bedroom gem is ready to inspire. Newer high-efficiency furnace, hot water tank, windows, and metal roof with a 50-year transferable material and installation warranty that provides peace of mind. Relax on the covered porch, enclosed side porch, or back deck, surrounded by a beautifully maintained yard. Low-maintenance landscaping offers year-round vibrancy. One of the 2 sheds is used as a backyard workshop with full electricity. Recent lawn treatments and evident pride of ownership make this home a sanctuary. Walk to local amenities and enjoy easy access to Rt 104. Close to local beaches, 35 minutes to Rochester and Syracuse. What possibilities await your arrival.

14. 2019-09-27
    soldstatus $95,000
15. 2019-09-25
    soldstatus $95,000 Closed Sale or Rented 838-char remark

    Show marketing remark (838 chars)

    Mint condition 3 bed Colonial on nice lot in North Rose. Walking distance to school, playground & Marshall Park. This lovely cedar shake home is so well maintained with a brand new metal roof completed in 2019 & recently painted exterior. The home has been completely remodeled throughout. The modern kitchen & bathroom are spacious & the formal dining room make this a perfect place to call home. Beautifully landscaped & fantastic outside space w/ front porch, rear screened porch, deck & 2 sheds. All kitchen appliances included. The septic system was new in 2003. Gas furnace & water heater new in 2016! The house has thermopane windows & is well insulated. RG & E budget for both gas & electric is $134 per month. Island in kitchen is personal property & not included.

16. 2019-09-22
    soldstatus $95,000
17. 2019-07-25
    status Under Contract- Do Not Show 838-char remark

    Show marketing remark (838 chars)

    Mint condition 3 bed Colonial on nice lot in North Rose. Walking distance to school, playground & Marshall Park. This lovely cedar shake home is so well maintained with a brand new metal roof completed in 2019 & recently painted exterior. The home has been completely remodeled throughout. The modern kitchen & bathroom are spacious & the formal dining room make this a perfect place to call home. Beautifully landscaped & fantastic outside space w/ front porch, rear screened porch, deck & 2 sheds. All kitchen appliances included. The septic system was new in 2003. Gas furnace & water heater new in 2016! The house has thermopane windows & is well insulated. RG & E budget for both gas & electric is $134 per month. Island in kitchen is personal property & not included.

18. 2019-07-16
    listed $95,000 Active 838-char remark

    Show marketing remark (838 chars)

    Mint condition 3 bed Colonial on nice lot in North Rose. Walking distance to school, playground & Marshall Park. This lovely cedar shake home is so well maintained with a brand new metal roof completed in 2019 & recently painted exterior. The home has been completely remodeled throughout. The modern kitchen & bathroom are spacious & the formal dining room make this a perfect place to call home. Beautifully landscaped & fantastic outside space w/ front porch, rear screened porch, deck & 2 sheds. All kitchen appliances included. The septic system was new in 2003. Gas furnace & water heater new in 2016! The house has thermopane windows & is well insulated. RG & E budget for both gas & electric is $134 per month. Island in kitchen is personal property & not included.

ⓘ 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: $3,492 · $291/mo
• Projected year-2 tax: $3,492 · $291/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 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: $18,121
• − Mortgage interest: −$9,663
• − Property taxes: −$3,492
• − Insurance: −$862
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$5,018
• Taxable loss: −$3,814
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $21/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: North Rose-Wolcott Central School District
• NCES district ID: 3616980
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $47,545
• Composite: 34.7/100
• National rank: #5140
• State rank: #514 of 590 in NY

Livability — North Rose

• Score: 61/100
• State rank: #904
• US rank: #17636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Rose, NY
• Population (ZIP): 2,184

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Asian 2% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Iranian 8% Italian 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.39%
• Current HPI: 217.5757
• Rent YoY: —
• Metro: —
• 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

+81.6% since first listed

18 events — show timeline

• 2026-03-25 Pending — UNYREIS
• 2026-03-24 Contingent — UNYREIS
• 2026-03-15 Listed $172,500 UNYREIS
• 2025-03-20 Sold (Public Records) $160,000 Public Records
• 2025-03-17 Sold (MLS) $160,000 UNYREIS
• 2025-02-18 Pending — UNYREIS
• 2025-02-09 Contingent — UNYREIS
• 2025-02-04 Price Changed $159,900 UNYREIS
• 2025-01-27 Relisted — UNYREIS
• 2025-01-05 Pending — UNYREIS
• 2024-12-28 Contingent — UNYREIS
• 2024-11-04 Price Changed $164,900 UNYREIS
• 2024-10-04 Listed $164,999 UNYREIS
• 2019-09-27 Sold (Public Records) $95,000 Public Records
• 2019-09-25 Sold (MLS) $95,000 UNYREIS
• 2019-09-22 Sold (Public Records) $95,000 Public Records
• 2019-07-25 Pending — UNYREIS
• 2019-07-16 Listed $95,000 UNYREIS

Property tax history

+6.1%/yr

Latest (2025): $3,492 · +15.8% YoY. Source: county tax records.