60 Appian Dr · North Gates, NY 14606

$199,900

3 bd · 1.5 ba · 1,781 sqft · SingleFamily public records · 7 Days on market

Built 1970 0.38 ac lot Est $317k · 37% 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 +6.5/30.0
• Rent growth +4.1/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The one you've been waiting for. .. . say hello to 60 Appian Drive. Located in the heart of Gates, in a desirable neighborhood, you'll fall in love with this fully remodeled split level home. Boasting over 1780+ ft. ² this 3 bed , 1.5 bath home offers an open concept floor plan and plenty of sprawling room to entertain family & friends in the comfort of your own home. Freshly painted exterior, professional landscaping boasts majestic curb appeal w/ charming front entryway overlooking the pristine yard. An inviting front entryway leads into the bright open foyer w/ tons of custom features & gleaming hardwoods throughout. Freshly painted w/ modern decore, gaze out to picture

Key facts

• Fully remodeled
• Bright open foyer
• 0.38 acre lot

Tags

• FULLY REMODELED
• OPEN CONCEPT FLOOR PLAN
• FRESHLY PAINTED EXTERIOR
• PROFESSIONAL LANDSCAPING
• CHARMING FRONT ENTRYWAY
• BRIGHT OPEN FOYER

Property features AI

Exterior

• Parking: Attached garage with garage door opener and electricity; Driveway parking
• Utilities: Public water connected; Sewer connected; High-speed internet available; Cable available; Circuit breaker electrical service
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Blown-in insulation; Architectural shingle roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Balcony; Enclosed porch; Porch; Patio; Shed(s) and storage; Partial fencing; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Microwave; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Total rooms include living, family, recreation, bonus room and entry foyer (6 total rooms)
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Separate/formal living room; Kitchen-family room combo; Open living/dining area; Sliding glass doors; Thermal windows; Sliding doors
• Laundry & utility: Washer and dryer in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (10.6% below list).
• Recommended offer: $148k (25.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#245 in NY, #3,859 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime D, amenities 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: Neil Armstrong School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 389 students, 61% 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 58% FRL vs 31% district-wide (27 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $200k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $148,353 (25.8% 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 1970 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $317,018
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Hazel Bark Run	0.35mi	3/2.5	1,794 (+1%)	5mo	$320,000	$178	74
50 Deepwood Dr	0.33mi	4/3.5 (+1)	1,722 (-3%)	1mo	$415,000	$241	65
67 Rahway Ln	0.29mi	3/2.5	1,563 (-12%)	2mo	$475,000	$304	61
64 Markie Dr W	0.43mi	4/2.5 (+1)	1,944 (+9%)	0mo	$350,000	$180	55
2381 Long Pond Rd	0.68mi	3/1.5	1,696 (-5%)	6mo	$225,000	$133	55
82 Nory Ln	0.72mi	3/2.0	1,730 (-3%)	6mo	$305,000	$176	54
18 Charter Cir	0.33mi	3/3.5	1,625 (-9%)	9mo	$350,000	$215	54
137 Rahway Rd	0.45mi	3/1.5	1,567 (-12%)	6mo	$270,000	$172	54
16 Hazel Bark Run	0.49mi	3/1.5	1,520 (-15%)	9mo	$280,000	$184	45
312 Auburn Ave	0.74mi	4/2.0 (+1)	1,617 (-9%)	8mo	$240,000	$148	37
16 Burning Brush Dr	0.64mi	4/2.0 (+1)	2,048 (+15%)	3mo	$320,000	$156	36
55 Noel Dr	0.71mi	4/2.0 (+1)	1,986 (+12%)	8mo	$300,199	$151	34

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: -24.0%
• Equity multiple: 0.15×
• Total profit: $-47,539
• Equity at exit: $29,806

10-year hold

• IRR: -10.3%
• Equity multiple: 0.26×
• Total profit: $-41,294
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$618 /mo · $7,418/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-337

Break-even live

Break-even rent $2,215

Max offer price $148,353

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-281	+0% $-337	+5% $-394	+10% $-451
Rent	-10% $-479	-5% $-408	+0% $-337	+5% $-267	+10% $-196
Rate	-1.0pp $-237	-0.5pp $-287	base $-337	+0.5pp $-389	+1.0pp $-442

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: $49,975
• Closing costs: $5,997
• 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	4d	5	1.35mi

Listing history 5 events

1. 2026-06-16
   statusdays on market $199,900 Pending 7 DOM
2. 2026-06-15
   days on market $199,900 Active 6 DOM
3. 2026-06-13
   days on market $199,900 Active 4 DOM
4. 2026-06-10
   remarks 686-char remark
5. 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: $7,418 · $618/mo
• Projected year-2 tax: $7,418 · $618/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: $21,452
• − Mortgage interest: −$11,198
• − Property taxes: −$7,418
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$5,815
• Taxable loss: −$7,410
• Est. tax savings @ 24.0%: +$1,778
• After-tax cash flow: $-2,271/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 — North Gates

• Score: 75/100
• State rank: #245
• US rank: #3859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Gates, NY
• County: Monroe County · 674,131 people
• City population: 27,478
• 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

+138.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $199,900 UNYREIS
• 1995-06-27 Sold (Public Records) $84,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $7,418 · +36.9% YoY. Source: county tax records.