61 Auburn Ave · North Gates, NY 14606

$164,900

4 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 20 Days on market

Built 1940 6,098 sqft lot Est $193k · 15% 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 +21.1/30.0
• ARV discount +14.1/15.0
• DSCR +6.7/10.0
• 1% rule +6.4/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

Key facts

• Flexible layout
• Great outdoor area
• Fully fenced yard

Tags

• FULLY FENCED YARD
• FLEXIBLE LAYOUT
• GREAT OUTDOOR AREA
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.8% in North 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 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, schools F, 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.
• Market conditions: Rents rising fast (+6.3%/yr); 124 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 40% 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $105k; list at $165k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.14% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $193,101
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Auburn Ave	0.00mi	4/1.0	1,011 (0%)	1mo	$183,500	$182	100
160 Jordan Ave	0.14mi	4/1.0	1,048 (+4%)	5mo	$89,900	$86	83
213 Auburn Ave	0.21mi	3/1.0 (-1)	985 (-3%)	10mo	$187,000	$190	73
69 Youngs Ave	0.54mi	3/1.0 (-1)	1,036 (+2%)	2mo	$110,000	$106	64
84 Kentucky Ave	0.40mi	3/2.0 (-1)	1,078 (+7%)	4mo	$218,000	$202	58
209 Rossmore St	0.63mi	3/1.0 (-1)	1,000 (-1%)	12mo	$235,000	$235	54
22 Morningstar Dr	0.58mi	3/1.0 (-1)	1,092 (+8%)	4mo	$235,000	$215	52
920 Trolley Blvd	0.31mi	3/1.0 (-1)	1,138 (+13%)	13mo	$235,000	$207	48
67 Koladyne Ave	0.42mi	3/2.0 (-1)	1,092 (+8%)	12mo	$209,000	$191	48
117 Youngs Ave	0.63mi	3/1.5 (-1)	1,065 (+5%)	9mo	$191,500	$180	47
195 Norwood Ave	0.70mi	3/1.0 (-1)	1,040 (+3%)	14mo	$265,000	$255	45
124 Youngs Ave	0.62mi	3/1.0 (-1)	1,092 (+8%)	15mo	$170,000	$156	41

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: -2.9%
• Equity multiple: 0.88×
• Total profit: $-5,313
• Equity at exit: $24,587

10-year hold

• IRR: 10.3%
• Equity multiple: 1.93×
• Total profit: $43,007
• Equity at exit: $14,258

Cash invested: $46,172 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $234

Break-even live

Break-even rent $1,577

Max offer price $164,900

Occupancy floor 82%

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: $41,225
• Closing costs: $4,947
• 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	3d	5	0.29mi

Listing history 13 events

1. 2026-04-12
   status Pending
2. 2026-03-23
   listed $164,900 Active
3. 2021-01-26
   soldstatus $105,000
4. 2021-01-25
   soldstatus $100,000 Closed Sale or Rented 338-char remark

   Show marketing remark (338 chars)

   Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

5. 2020-11-27
   status Under Contract- Do Not Show 338-char remark

   Show marketing remark (338 chars)

   Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

6. 2020-10-31
   status Active 338-char remark

   Show marketing remark (338 chars)

   Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

7. 2020-10-30
   historical Continue to Show- Under Contract 338-char remark

   Show marketing remark (338 chars)

   Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

8. 2020-10-19
   status Active 338-char remark

   Show marketing remark (338 chars)

   Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

9. 2020-10-16
   historical Continue to Show- Under Contract 338-char remark

   Show marketing remark (338 chars)

   Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

10. 2020-10-15
    status Active 338-char remark

    Show marketing remark (338 chars)

    Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

11. 2020-10-10
    status Under Contract- Do Not Show 338-char remark

    Show marketing remark (338 chars)

    Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

12. 2020-10-07
    listed $115,000 Active 338-char remark

    Show marketing remark (338 chars)

    Pack you bags and move right in. This home has been totally renovated to include 4 bedrooms, brand new kitchen and bathroom, new windows, new doors, new flooring throughout, freshly painted, new paved driveway, high efficiency furnace and water heater, fully fenced in yard and attached garage. Delayed negotiations until 10/9 at 5:00pm.

13. 1996-04-17
    soldstatus $57,000

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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 2/10 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: $22,479
• − Mortgage interest: −$9,237
• − Property taxes: −$3,744
• − Insurance: −$824
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,797
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,746/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

+189.3% since first listed

13 events — show timeline

• 2026-04-12 Pending — UNYREIS
• 2026-03-23 Listed $164,900 UNYREIS
• 2021-01-26 Sold (Public Records) $105,000 Public Records
• 2021-01-25 Sold (MLS) $100,000 UNYREIS
• 2020-11-27 Pending — UNYREIS
• 2020-10-31 Relisted — UNYREIS
• 2020-10-30 Contingent — UNYREIS
• 2020-10-19 Relisted — UNYREIS
• 2020-10-16 Contingent — UNYREIS
• 2020-10-15 Relisted — UNYREIS
• 2020-10-10 Pending — UNYREIS
• 2020-10-07 Listed $115,000 UNYREIS
• 1996-04-17 Sold (Public Records) $57,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,744 · -2.7% YoY. Source: county tax records.