25 Bellmawr Dr · Gates, NY 14624

$249,900

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 7 Days on market

Built 1971 0.35 ac lot Est $275k · 9% 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).

• Cash flow +13.3/30.0
• ARV discount +11.6/15.0
• 1% rule +4.5/10.0
• DSCR +4.0/10.0
• 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

Welcome to this well-maintained 3-bedroom, 1.5-bath Colonial located in Chili! Offering 1,608 sq ft of living space, this home features a classic layout with great bones and the perfect opportunity to make it your own. Step inside to a spacious, light-filled living room that flows into a formal dining area—ideal for everyday living and entertaining. The eat-in kitchen offers abundant cabinet space and overlooks the backyard, ready for your personal touch. A convenient first-floor half bath completes the main level. Upstairs, you’ll find three generously sized bedrooms, including a spacious primary, along with a full bath. Beautiful hardwood floors run throughout much of the home

Key facts

• Eat in kitchen
• Hardwood floors
• 0.35 acre lot

Tags

• LIGHT FILLED LIVING ROOM
• EAT IN KITCHEN
• HARDWOOD FLOORS
• ADDITIONAL LIVING SPACE
• QUIET NEIGHBORHOOD SETTING

Property features AI

Finance

• Other: Lot is rectangular, residential; dimensions approximately 90 x 170; about 0.35 acre; City street frontage
• Financial info: Financial details not included
• HOA & community: No HOA information specified

Exterior

• Parking: Attached garage with electricity; 2-car garage
• Security: No security features specified
• Utilities: Public water (connected); Sewer connected; Electric service with circuit breakers
• Home design: Two-story home; Resale property
• Construction: Wood siding; Asphalt roof; Block foundation; Existing (previously built) structure
• Exterior features: Blacktop driveway; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedrooms information not specified
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement with sump pump; 7 total rooms; Laundry in basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $1 ($10/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (5.2% below list).
• Recommended offer: $237k (5.2% below list) — sets the bar for 1% rule.

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).
• 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 $2k of loan paydown is wiped out by about $7k 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.

Recommended offer $236,992 (5.2% below list)

Questions for the listing agent

1. Built in 1971 — 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 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?
4. 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?
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: 0.95% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $274,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Bellmawr Dr	0.00mi	3/1.5	1,608 (0%)	1mo	$310,000	$193	99
52 Chestnut Ridge Rd	0.49mi	3/1.5	1,590 (-1%)	1mo	$300,500	$189	74
21 Red Bud Rd	0.44mi	3/1.5	1,582 (-2%)	8mo	$269,900	$171	70
71 Bellmawr Dr	0.16mi	3/1.5	1,429 (-11%)	8mo	$280,000	$196	67
25 Red Bud Rd	0.44mi	4/1.5 (+1)	1,568 (-2%)	4mo	$200,000	$128	67
3112 Chili Ave	0.45mi	4/2.0 (+1)	1,656 (+3%)	8mo	$235,000	$142	60
536 Paul Rd	0.65mi	3/1.5	1,662 (+3%)	6mo	$240,000	$144	59
20 White Birch Cir	0.58mi	4/1.5 (+1)	1,714 (+7%)	1mo	$350,000	$204	56
34 Chestnut Ridge Rd	0.48mi	4/2.0 (+1)	1,494 (-7%)	4mo	$224,000	$150	55
22 Laredo Dr	0.55mi	4/1.5 (+1)	1,492 (-7%)	5mo	$230,000	$154	53
162 Chestnut Ridge Rd	0.70mi	3/2.0	1,500 (-7%)	8mo	$261,000	$174	48
159 Chestnut Ridge Rd	0.66mi	4/2.0 (+1)	1,512 (-6%)	8mo	$250,000	$165	46

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-40,317
• Equity at exit: $37,261

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-34,533
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,370 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$457 /mo · $5,481/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $1

Break-even live

Break-even rent $2,369

Max offer price $249,900

Occupancy floor 95%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Red Bud Rd Rochester, NY	4.0	1.5	1568	$2,600	$1.66	19d	1	0.45mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $249,900 Active

ⓘ 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: $5,481 · $457/mo
• Projected year-2 tax: $5,481 · $457/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: $28,439
• − Mortgage interest: −$13,998
• − Property taxes: −$5,481
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$7,270
• Taxable loss: −$4,110
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $996/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

2 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-22 Listed $249,900 UNYREIS

Property tax history

+1.9%/yr

Latest (2025): $5,481 · +24.6% YoY. Source: county tax records.