92 Coldwater Rd · North Gates, NY 14624

$199,900

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 7 Days on market

Built 1953 0.50 ac lot $151/sqft · 25% below area Est $265k · 25% 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.8/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Cape Cod with large kitchen, lots of wood cupboards. Tons of countertop space for cooking. Big open living room to dining room aread. Many updates including newer furnace, H20, central air and windows, first floor master bedroom. Fully fenced in yard with new large Fisher shed, Two car attached garage with breezeway/porch

Key facts

• Remodeled mudroom
• Large patio
• Bar area

Tags

• REMODELED MUDROOM
• FENCED BACKYARD
• BAR AREA
• LARGE PATIO
• REPLACED ROOF

Property features AI

Exterior

• Parking: Attached garage with electric and garage door opener; 2-car garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story; Existing (previously built) construction; Rectangular lot; Faces a main thoroughfare
• Construction: Architectural shingle roof; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Shed(s)/storage; Full fencing

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Microwave; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Skylights; Dry bar; Eat-in kitchen; Solid surface counters; Skylight(s)
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.4% 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: 127 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($88k/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.
• 2 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 $100k; list at $200k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1953 — 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 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?
5. 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?
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: 1.16% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 7.2

CMA / ARV

• ARV (median comp): $265,430
• List price: $199,900
• Delta: -24.69%
• 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
2 Horatio Ln	0.63mi	3/1.5	1,376 (+4%)	6mo	$205,000	$149	58
495 Coldwater Rd	0.59mi	3/1.5	1,316 (-1%)	15mo	$233,000	$177	57
7 Del Verde Rd	0.10mi	3/2.0	1,129 (-15%)	13mo	$255,000	$226	56
39 Sahara Dr	0.24mi	4/2.5 (+1)	1,430 (+8%)	11mo	$308,000	$215	56
226 Trabold Rd	0.51mi	3/1.0	1,228 (-7%)	11mo	$272,000	$221	55
9 Iland Dr	0.55mi	3/2.0	1,178 (-11%)	1mo	$250,000	$212	50
17 Sands Rd	0.40mi	3/1.5	1,178 (-11%)	18mo	$245,000	$208	45
25 Bambi Ln	0.49mi	3/1.5	1,512 (+14%)	9mo	$265,000	$175	44
30 Bambi Ln	0.55mi	3/1.5	1,480 (+12%)	11mo	$270,000	$182	43
39 Bambi Ln	0.58mi	3/2.0	1,480 (+12%)	8mo	$230,000	$155	43
22 Cherry Rd	0.71mi	3/1.5	1,456 (+10%)	8mo	$108,000	$74	42
4 Bambi Ln	0.53mi	3/1.5	1,486 (+12%)	22mo	$230,000	$155	35

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-20,152
• Equity at exit: $29,806

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,254
• 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 14624

• Active inventory: 127
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$505 /mo · $6,059/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $189

Break-even live

Break-even rent $2,072

Max offer price $199,900

Occupancy floor 87%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Silverlight Way Rochester, NY	2.0	2.0	1210	$2,350	$1.94	14d	1	0.42mi
25 Silverlight Way Unit 50 Rochester, NY	2.0	2.0	1210	$2,350	$1.94	14d	1	0.43mi
25 Silverlight Way Unit 50 Rochester, NY	3.0	2.5	1526	$2,550	$1.67	43d	1	0.43mi
50 Ivy Bridge Way Rochester, NY	3.0	2.5	1526	$2,550	$1.67	43d	1	0.46mi
29 Ivy Bridge Way Westgate, NY	3.0	2.5	1526	$2,500	$1.64	10d	1	0.53mi
37 Red Plank Way Rochester, NY	3.0	2.5	1526	$2,500	$1.64	14d	1	0.54mi
173 Bending Creek Rd Gates, NY	1.0–2.0	1.0	860	$1,595	$1.85	2d	7	0.62mi
9 Red Plank Way Rochester, NY	2.0	2.0	1210	$2,300	$1.90	2d	1	0.64mi
350 Westview Commons Blvd Rochester, NY	1.0–2.0	1.0–2.0	1087	$1,860	$1.71	2d	13	0.77mi
2859 Manitou Rd Rochester, NY	1.0–3.0	1.0–1.5	937	$1,915	$2.04	2d	12	1.19mi
111 Whittier Rd Rochester, NY	1.0–3.0	1.0–2.5	1112	$2,500	$2.25	2d	23	1.39mi
456 Westside Dr Unit 6 Rochester, NY	2.0	2.0	994	$2,100	$2.11	3d	1	1.45mi

Listing history 6 events

1. 2026-05-12
   listed $199,900 Active 827-char remark
2. 2016-12-09
   soldstatus $100,000 Closed Sale or Rented 330-char remark

   Show marketing remark (330 chars)

   Lovely Cape Cod with large kitchen, lots of wood cupboards. Tons of countertop space for cooking. Big open living room to dining room aread. Many updates including newer furnace, H20, central air and windows, first floor master bedroom. Fully fenced in yard with new large Fisher shed, Two car attached garage with breezeway/porch

3. 2016-12-09
   soldstatus $100,000

   Show marketing remark (330 chars)

   Lovely Cape Cod with large kitchen, lots of wood cupboards. Tons of countertop space for cooking. Big open living room to dining room aread. Many updates including newer furnace, H20, central air and windows, first floor master bedroom. Fully fenced in yard with new large Fisher shed, Two car attached garage with breezeway/porch

4. 2016-11-04
   status Pending Sale 330-char remark

   Show marketing remark (330 chars)

   Lovely Cape Cod with large kitchen, lots of wood cupboards. Tons of countertop space for cooking. Big open living room to dining room aread. Many updates including newer furnace, H20, central air and windows, first floor master bedroom. Fully fenced in yard with new large Fisher shed, Two car attached garage with breezeway/porch

5. 2016-10-22
   listed $99,900 Active 330-char remark

   Show marketing remark (330 chars)

   Lovely Cape Cod with large kitchen, lots of wood cupboards. Tons of countertop space for cooking. Big open living room to dining room aread. Many updates including newer furnace, H20, central air and windows, first floor master bedroom. Fully fenced in yard with new large Fisher shed, Two car attached garage with breezeway/porch

6. 2000-07-27
   soldstatus $80,000

ⓘ 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: $6,059 · $505/mo
• Projected year-2 tax: $6,059 · $505/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 4/10 Moderate
• 🌡 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: $27,732
• − Mortgage interest: −$11,198
• − Property taxes: −$6,059
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$5,815
• Taxable loss: −$776
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $2,457/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

• County: Monroe County · 674,131 people
• City population: 27,478
• 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

+149.9% since first listed

7 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-12 Listed $199,900 UNYREIS
• 2016-12-09 Sold (Public Records) $100,000 Public Records
• 2016-12-09 Sold (MLS) $100,000 UNYREIS
• 2016-11-04 Pending — UNYREIS
• 2016-10-22 Listed $99,900 UNYREIS
• 2000-07-27 Sold (Public Records) $80,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,059 · +15.9% YoY. Source: county tax records.