27 Pasadena Dr · Gates, NY 14606

$169,900

3 bd · 1.0 ba · 1,437 sqft · SingleFamily public records · 11 Days on market

Built 1951 0.27 ac lot $118/sqft · 44% below area Est $206k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• 1% rule +5.6/10.0
• Rent growth +4.1/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Charming Ranch Home on a Quiet Street * * Welcome to your dream home! Nestled on a tranquil street, this beautifully remodeled three-bedroom, one-bathroom residence offers an inviting open floor plan perfect for modern living. Step inside to discover a brand-new kitchen featuring sleek modern cabinets, luxurious quartz countertops, and a convenient breakfast bar, complete with brand-new appliances. The stylish luxury vinyl flooring flows seamlessly throughout the living spaces, enhancing the home's contemporary feel. The remodeled bathroom boasts all new fixtures and finishes, including a stunning tiled tub surround. With a new roof, furnace, windows, garage door and a freshly pav

Key facts

• Ranch home
• Remodeled bathroom
• Remodeled kitchen

Tags

• RANCH HOME
• REMODELED KITCHEN
• BREAKFAST BAR
• LUXURY VINYL FLOORING
• REMODELED BATHROOM
• TILED TUB SURROUND

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Cedar construction
• Exterior features: Blacktop driveway; Rectangular residential lot (70 x 126)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Quartz counters; Breakfast bar
• Bedrooms: 3 bedrooms on the main level
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Quartz counters; Bedroom on main level
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (0.4% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $169k (0.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 5.9% in Gates — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Walt Disney School (math 17% / reading 42%, grade F, #1,729 of 2,108 statewide, top 84%, 411 students, 54% FRL); Gates-Chili Middle School (math 25% / reading 40%, grade F, #504 of 729 statewide, top 70%, 854 students, 58% FRL); Gates-Chili High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 1,132 students, 55% FRL) — zoned schools average 56% FRL vs 31% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/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 $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 5.0% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,214 (0.4% 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.06% ✓
• Cap rate: 4.61%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 7.8

CMA / ARV

• ARV (median comp): $205,649
• List price: $169,900
• Delta: -17.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Fairchild Rd	0.13mi	4/1.0 (+1)	1,346 (-6%)	4mo	$203,000	$151	75
41 Simmons St	0.35mi	3/1.0	1,325 (-8%)	7mo	$260,000	$196	64
38 Debby Ln	0.46mi	3/1.0	1,528 (+6%)	6mo	$200,000	$131	63
11 Hedge St	0.39mi	3/1.0	1,314 (-9%)	7mo	$150,000	$114	62
87 Bru Mar Dr	0.57mi	3/2.0	1,364 (-5%)	1mo	$305,000	$224	60
87 Simmons St	0.40mi	4/1.5 (+1)	1,520 (+6%)	7mo	$175,000	$115	59
178 Ardella St	0.24mi	4/1.0 (+1)	1,246 (-13%)	4mo	$240,000	$193	58
41 Shadywood Dr	0.71mi	3/1.5	1,496 (+4%)	2mo	$255,000	$170	57
34 Evelyn St	0.59mi	3/1.5	1,318 (-8%)	1mo	$220,000	$167	56
81 Spencerport Rd	0.34mi	3/1.0	1,231 (-14%)	5mo	$222,000	$180	56
2525 Lyell Rd	0.38mi	3/2.0	1,634 (+14%)	3mo	$285,000	$174	53
67 Colwick Rd	0.69mi	4/1.0 (+1)	1,297 (-10%)	2mo	$200,000	$154	45

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.24×
• Total profit: $-36,258
• Equity at exit: $25,333

10-year hold

• IRR: -6.2%
• Equity multiple: 0.52×
• Total profit: $-22,782
• Equity at exit: $14,690

Cash invested: $47,572 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$705 /mo · $8,461/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-239

Break-even live

Break-even rent $2,110

Max offer price $169,214

Occupancy floor —

Sensitivity live

Price	-10% $371	-5% $312	+0% $-239	+5% $-287	+10% $-335
Rent	-10% $-382	-5% $-310	+0% $-239	+5% $-168	+10% $-96
Rate	-1.0pp $-153	-0.5pp $-196	base $-239	+0.5pp $-283	+1.0pp $-328

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Canal Landing Blvd Rochester, NY	1.0–3.0	1.5–2.0	1174	$2,050	$1.75	4d	5	1.12mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	4d	1	1.43mi

Listing history 4 events

1. 2026-05-12
   listed $169,900 Active 1143-char remark
2. 2026-04-29
   status Pending
3. 2026-04-28
   historical
4. 2026-04-19
   listed $169,900 Active

ⓘ 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: $8,461 · $705/mo
• Projected year-2 tax: $8,461 · $705/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: $21,689
• − Mortgage interest: −$9,517
• − Property taxes: −$8,461
• − Insurance: −$850
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$4,943
• Taxable loss: −$5,551
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-1,535/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
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-23 Pending — UNYREIS
• 2026-05-12 Listed $169,900 UNYREIS
• 2026-04-29 Pending — UNYREIS
• 2026-04-28 Listing Removed — UNYREIS
• 2026-04-19 Listed $169,900 UNYREIS

Property tax history

+7.3%/yr

Latest (2025): $8,461 · +18.0% YoY. Source: county tax records.