3081 Chili Ave · Gates, NY 14624

$159,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 6 Days on market

Built 1925 0.50 ac lot $139/sqft · 40% below area Est $265k · 40% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.4/10.0
• 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

Like new inside! Total renovation! New kitchen & flooring, wall to wall carpeting, and freshly painted. Lots of windows and sliding glass doors let in natural light. Built-ins in the kitchen, a patio and fenced in yard. 2nd floor master bedroom has sliding glass doors to a balcony. Deep private back yard & close to everything!

Key facts

• Eat-in dining area
• Cathedral ceilings
• Natural light

Tags

• NATURAL LIGHT
• CATHEDRAL CEILINGS
• SKYLIGHTS
• EAT-IN DINING AREA
• SLIDING GLASS DOOR
• SPACIOUS PATIO

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Resale condition; Faces main thoroughfare
• Construction: Vinyl siding; Copper plumbing; Block foundation; Asphalt architectural shingle roof; Built previously (existing)
• Exterior features: Blacktop driveway; Balcony; Patio; Fully fenced yard; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Disposal; Eat-in kitchen
• Bedrooms: Bedrooms present (room-level details not provided)
• Flooring: Carpet; Ceramic tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window cooling units; Wall cooling units
• Interior features: Skylights; Sliding glass doors; Breakfast bar; Ceiling fans; Cathedral ceilings; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen/family room combo
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.8% vs local median 5.9% in 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 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; 1 comparable units currently listed for rent nearby; 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $122k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1925 — 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: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 6.8

CMA / ARV

• ARV (median comp): $265,430
• List price: $159,900
• Delta: -39.76%
• 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
29 Westway	0.18mi	2/2.0	1,146 (-0%)	9mo	$250,000	$218	79
80 Archer Rd	0.40mi	3/1.5 (+1)	1,108 (-4%)	17mo	$250,000	$226	54
40 Chestnut Ridge Rd	0.59mi	2/1.5	1,204 (+4%)	15mo	$215,000	$179	51
1003 Chili Center Coldwater Rd	0.48mi	2/1.0	1,296 (+12%)	10mo	$195,000	$150	49
20 Bright Oaks Dr	0.66mi	3/1.0 (+1)	1,120 (-3%)	15mo	$218,000	$195	47
12 Charmaine Rd	0.64mi	3/2.0 (+1)	1,224 (+6%)	5mo	$215,000	$176	46
26 Chestnut Ridge Rd	0.64mi	2/1.0	1,008 (-12%)	10mo	$159,900	$159	42
25 Bright Oaks Dr	0.68mi	3/2.0 (+1)	1,120 (-3%)	17mo	$225,000	$201	40
162 Archer Rd	0.67mi	3/1.5 (+1)	1,204 (+4%)	20mo	$257,000	$213	37
11 Scott Ln	0.67mi	3/1.0 (+1)	1,240 (+8%)	18mo	$230,000	$185	36
633 Paul Rd	0.51mi	3/1.5 (+1)	1,284 (+12%)	24mo	$200,000	$156	30
600 Paul Rd	0.65mi	3/1.0 (+1)	1,304 (+13%)	19mo	$210,000	$161	27

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-12,893
• Equity at exit: $23,842

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,015
• Equity at exit: $13,825

Cash invested: $44,772 (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: $1,949 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$433 /mo · $5,198/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $202

Break-even live

Break-even rent $1,694

Max offer price $159,900

Occupancy floor 85%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Mulcahy Blvd Unit 12-B Rochester, NY	2.0	2.0	1047	$1,898	$1.81	2d	1	0.32mi

Listing history 12 events

1. 2026-05-13
   listed $159,900 Active 1336-char remark
2. 2021-03-08
   soldstatus $122,500
3. 2017-04-04
   soldstatus $90,000
4. 2017-04-03
   soldstatus $90,000 Closed Sale or Rented 340-char remark

   Show marketing remark (340 chars)

   Like new inside! Total renovation! New kitchen & flooring, wall to wall carpeting, and freshly painted. Lots of windows and sliding glass doors let in natural light. Built-ins in the kitchen, a patio and fenced in yard. 2nd floor master bedroom has sliding glass doors to a balcony. Deep private back yard & close to everything!

5. 2017-03-11
   status Pending Sale 340-char remark

   Show marketing remark (340 chars)

   Like new inside! Total renovation! New kitchen & flooring, wall to wall carpeting, and freshly painted. Lots of windows and sliding glass doors let in natural light. Built-ins in the kitchen, a patio and fenced in yard. 2nd floor master bedroom has sliding glass doors to a balcony. Deep private back yard & close to everything!

6. 2017-02-16
   listed $92,000 Active 340-char remark

   Show marketing remark (340 chars)

   Like new inside! Total renovation! New kitchen & flooring, wall to wall carpeting, and freshly painted. Lots of windows and sliding glass doors let in natural light. Built-ins in the kitchen, a patio and fenced in yard. 2nd floor master bedroom has sliding glass doors to a balcony. Deep private back yard & close to everything!

7. 2017-02-13
   historical
8. 2017-01-06
   listed $92,000 Active
9. 2017-01-04
   historical
10. 2016-10-31
    price $92,900
11. 2016-10-04
    listed $99,000 Active
12. 2005-06-03
    soldstatus $97,500

ⓘ 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: $5,198 · $433/mo
• Projected year-2 tax: $5,198 · $433/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,392
• − Mortgage interest: −$8,957
• − Property taxes: −$5,198
• − Insurance: −$800
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$4,652
• Taxable income: $44
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,410/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

• 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

+64.0% since first listed

13 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $159,900 UNYREIS
• 2021-03-08 Sold (Public Records) $122,500 Public Records
• 2017-04-04 Sold (Public Records) $90,000 Public Records
• 2017-04-03 Sold (MLS) $90,000 UNYREIS
• 2017-03-11 Pending — UNYREIS
• 2017-02-16 Listed $92,000 UNYREIS
• 2017-02-13 Listing Removed — UNYREIS
• 2017-01-06 Listed $92,000 UNYREIS
• 2017-01-04 Listing Removed — UNYREIS
• 2016-10-31 Price Changed $92,900 UNYREIS
• 2016-10-04 Listed $99,000 UNYREIS
• 2005-06-03 Sold (Public Records) $97,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,198 · -8.6% YoY. Source: county tax records.