22 Glen Oaks Dr · Gates, NY 14624

$189,900

3 bd · 1.5 ba · 1,532 sqft · SingleFamily public records · 1 Days on market

Built 1967 0.26 ac lot Est $268k · 29% 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 +18.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +5.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3 bed, 1.5 bath Ranch with recently refinished gleaming hardwoods throughout! Many, Many Updates! Furnace & A/C 2015, Tear-off Roof 2011. Full bath remodeled 2016, New garage door. Huge master bedroom with 2 closets; one walk-in and one double wide! Electric fireplace in family room. This home has both a living room (currently used as dining) and a family room. Sliding glass doors lead to huge 3 season enclosed sunroom (not included in square footage) . Fully fenced backyard & patio. Sidewalks on both sides of the street. Delayed Negotiations until Tuesday 9/8/2020 @ 2pm. Call Today! Don't Miss This One!

Key facts

• 3 season room
• Gas stove
• 2 living areas

Tags

• 2 LIVING AREAS
• EAT-IN KITCHEN
• GAS STOVE
• FULLY FENCED BACKYARD
• 3 SEASON ROOM
• PATIO

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Driveway; 2-car garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story; Resale property; Rectangular residential lot; City street frontage
• Construction: Asphalt roof; Vinyl siding; Blown-in insulation; Copper plumbing; Block foundation; Existing (no new construction)
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Patio; Private yard; Fully fenced yard; See remarks

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Exhaust fan; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms; Main-level primary bedroom; Bedroom on main level
• Flooring: Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Programmable thermostat; Storm windows; Sliding doors; Accessible bedroom and no stairs
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.3% vs local median 5.9% in Gates — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 127 active listings in the ZIP; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($88k/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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $155k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1967 — 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: 1.22% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $268,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Shadywood Dr	0.41mi	3/1.5	1,496 (-2%)	1mo	$255,000	$170	76
137 Rahway Rd	0.39mi	3/1.5	1,567 (+2%)	6mo	$270,000	$172	73
47 Bramblewood Ln W	0.30mi	4/2.0 (+1)	1,560 (+2%)	7mo	$273,000	$175	70
67 Rahway Ln	0.56mi	3/2.5	1,563 (+2%)	1mo	$475,000	$304	65
38 Debby Ln	0.59mi	3/1.0	1,528 (-0%)	6mo	$200,000	$131	65
31 Appian Dr	0.62mi	4/1.5 (+1)	1,478 (-4%)	1mo	$280,000	$189	60
87 Bru Mar Dr	0.48mi	3/2.0	1,364 (-11%)	1mo	$305,000	$224	57
48 Bramblewood Ln W	0.27mi	3/2.0	1,306 (-15%)	7mo	$265,000	$203	55
87 Simmons St	0.73mi	4/1.5 (+1)	1,520 (-1%)	6mo	$175,000	$115	54
2381 Long Pond Rd	0.51mi	3/1.5	1,696 (+11%)	6mo	$225,000	$133	53
41 Appian Dr	0.69mi	3/2.0	1,436 (-6%)	3mo	$300,000	$209	52
21 W Crest Dr	0.67mi	3/1.0	1,327 (-13%)	6mo	$220,000	$166	40

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-20,107
• Equity at exit: $28,315

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,062
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$599 /mo · $7,183/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $163

Break-even live

Break-even rent $2,118

Max offer price $189,900

Occupancy floor 88%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 689-char remark
2. 2026-06-18
   listed $189,900 Active 1 DOM

ⓘ 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: $7,183 · $599/mo
• Projected year-2 tax: $7,183 · $599/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: $27,903
• − Mortgage interest: −$10,637
• − Property taxes: −$7,183
• − Insurance: −$950
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$5,524
• Taxable loss: −$855
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $2,166/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): 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

+51.9% since first listed

13 events — show timeline

• 2026-06-18 Listed $189,900 UNYREIS
• 2020-11-10 Sold (Public Records) $155,000 Public Records
• 2020-11-09 Sold (MLS) $155,000 UNYREIS
• 2020-10-17 Pending — UNYREIS
• 2020-09-09 Pending — UNYREIS
• 2020-09-04 Listed $149,900 UNYREIS
• 2016-01-29 Sold (Public Records) $80,000 Public Records
• 2016-01-29 Sold (MLS) $80,000 UNYREIS
• 2016-01-08 Pending — UNYREIS
• 2015-11-24 Price Changed $99,000 UNYREIS
• 2015-11-12 Price Changed $104,900 UNYREIS
• 2015-11-04 Listed $112,000 UNYREIS
• 2006-05-19 Sold (Public Records) $125,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $7,183 · -1.0% YoY. Source: county tax records.