69 Simmons St · Gates, NY 14606

$172,000

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 6 Days on market

Built 1929 9,583 sqft lot Est $247k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +5.4/10.0
• Rent growth +4.1/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity for the DIY buyer or investor. Fresh Paint and Carpet, 95% Furnace, WH 2018. Move in by the holidays and finish this home the way you want. Minutes from Shopping, Dining and expressways. Full basement & 2 car garage add space for storage, hobbyist or possible game room.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1929

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: One-story home; Existing (previously built) condition
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Covered porch; Deck; Fully fenced yard; Rectangular residential lot; Near public transit; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Carpet; Laminate; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating; Window cooling units
• Interior features: Ceiling fans; Separate/formal dining room; Sliding glass doors; Natural woodwork; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer and dryer in basement; In-basement laundry

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 $-18 ($-222/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $169k (1.9% below list) — sets the bar for cash-flow.

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); 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 38% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $28k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,738 (1.9% 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 1929 — 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. 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: 1.04% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $247,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
178 Ardella St	0.18mi	4/1.0 (+1)	1,246 (-3%)	4mo	$240,000	$193	79
68 Elder St	0.10mi	3/1.5	1,200 (-6%)	6mo	$215,000	$179	78
87 Bru Mar Dr	0.28mi	3/2.0	1,364 (+6%)	1mo	$305,000	$224	72
67 Colwick Rd	0.45mi	4/1.0 (+1)	1,297 (+1%)	2mo	$200,000	$154	70
20 Fairchild Rd	0.29mi	4/1.0 (+1)	1,346 (+5%)	4mo	$203,000	$151	69
81 Spencerport Rd	0.47mi	3/1.0	1,231 (-4%)	5mo	$222,000	$180	67
32 Drexel Dr	0.21mi	3/2.0	1,144 (-11%)	2mo	$285,000	$249	67
36 Gatewood Ave	0.55mi	3/1.0	1,242 (-3%)	3mo	$260,000	$209	67
151 Gatewood Ave	0.53mi	2/1.0 (-1)	1,218 (-5%)	4mo	$179,540	$147	58
78 Bru Mar Dr	0.32mi	3/2.0	1,100 (-14%)	1mo	$280,000	$255	57
34 Landau Dr	0.34mi	4/2.0 (+1)	1,118 (-13%)	6mo	$285,600	$255	49
321 Crestwood Blvd	0.60mi	4/1.0 (+1)	1,455 (+14%)	2mo	$236,000	$162	43

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: -12.6%
• Equity multiple: 0.53×
• Total profit: $-22,786
• Equity at exit: $25,646

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $6,075
• Equity at exit: $14,871

Cash invested: $48,160 (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: 125
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$456 /mo · $5,467/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-18

Break-even live

Break-even rent $1,809

Max offer price $168,738

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $30	+0% $-18	+5% $-67	+10% $-116
Rent	-10% $-160	-5% $-89	+0% $-18	+5% $52	+10% $123
Rate	-1.0pp $68	-0.5pp $25	base $-18	+0.5pp $-63	+1.0pp $-108

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	5d	5	1.42mi

Listing history 8 events

1. 2026-06-23
   days on market $172,000 Active 6 DOM
2. 2026-06-21
   days on market $172,000 Active 5 DOM
3. 2026-06-18
   days on market $172,000 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $172,000 Active 1 DOM
5. 2026-06-15
   days on market $199,900 Active 6 DOM
6. 2026-06-13
   days on market $199,900 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $199,900 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: $5,467 · $456/mo
• Projected year-2 tax: $5,467 · $456/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: $21,429
• − Mortgage interest: −$9,635
• − Property taxes: −$5,467
• − Insurance: −$860
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,004
• Taxable loss: −$2,965
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $490/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): 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

+179.6% since first listed

7 events — show timeline

• 2026-06-09 Listed $199,900 UNYREIS
• 2022-12-14 Sold (Public Records) $144,900 Public Records
• 2022-12-09 Sold (MLS) $144,900 UNYREIS
• 2022-10-26 Pending — UNYREIS
• 2022-10-11 Listed $144,900 UNYREIS
• 2021-10-01 Sold (Public Records) $77,000 Public Records
• 2003-06-09 Sold (Public Records) $71,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,467 · +13.3% YoY. Source: county tax records.