39 Tilegate · Fairport, NY 14450

$199,900

2 bd · 2.5 ba · 1,440 sqft · Townhouse public records · 6 Days on market

Built 1973 1,742 sqft lot Est $279k · 28% under

---

Why this score? — see what drove the B- 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-Bedroom Townhouse for Easy Living at 39 Tilegate Glen. Discover the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 2.5-bathroom townhouse. Designed for modern living, it features thoughtful updates and an inviting layout that suits a variety of lifestyles. The home boasts an updated kitchen equipped with contemporary fixtures and ample storage, making meal preparation a delight. Just off the kitchen is a two story dining room that makes every celebration feel special. The cozy family room with the wood burning stove is very inviting. Throughout the townhouse, you’ll find rich hardwood floors and durable luxury vinyl flooring, offering bot

Key facts

• Updated kitchen
• Hardwood floors
• Wood burning stove

Tags

• UPDATED KITCHEN
• TWO STORY DINING ROOM
• WOOD BURNING STOVE
• HARDWOOD FLOORS
• LUXURY VINYL FLOORING
• NEWLY RENOVATED BATHROOM

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Attached garage with 1 parking space; Garage door opener; See remarks (additional parking details)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story existing home; Resale property; City street frontage; Located on a cul-de-sac; Rectangular residential lot (approx. 21 x 80)
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Galley kitchen; Pantry / Walk-in pantry; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Separate/formal dining room; Separate/formal living room; Galley kitchen; Pantry; Sliding glass door(s); Walk-in pantry; Primary bedroom with bath; Sliding doors
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/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 8.3% vs local median 3.4% in Fairport — 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 74/100 on livability (#301 in NY, #4,847 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: commute F.
• Fairport Central School District (suburban): math 55% / reading 66% proficiency, ranked #199 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 186 active listings in the ZIP; 5 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).

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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $76k; list at $200k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1973 — 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 A-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. 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.
5. 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.
6. 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: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $279,360
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Brimsdown Cir	0.19mi	2/2.5	1,332 (-8%)	1mo	$305,000	$229	78
31 Tilegate Gln	0.02mi	2/2.5	1,332 (-8%)	19mo	$220,000	$165	71
9 Hollingham	0.33mi	3/1.5 (+1)	1,345 (-7%)	2mo	$241,000	$179	63
37 Tilegate	0.01mi	3/2.5 (+1)	1,588 (+10%)	18mo	$210,000	$132	63
446 High Street Ext	0.23mi	3/1.5 (+1)	1,312 (-9%)	18mo	$255,000	$194	50
24 Bucklebury Hl	0.27mi	3/1.5 (+1)	1,240 (-14%)	10mo	$235,000	$190	47
14 Cambridge Ct	0.62mi	2/2.0	1,396 (-3%)	20mo	$272,000	$195	47
2 Bucklebury Hl	0.31mi	3/1.5 (+1)	1,325 (-8%)	20mo	$290,000	$219	47
41 Bucklebury Hl	0.25mi	3/1.5 (+1)	1,248 (-13%)	17mo	$220,000	$176	43
83 E Church St #411	0.72mi	2/2.0	1,553 (+8%)	14mo	$640,000	$412	40
83 E Church St #211	0.72mi	2/2.0	1,381 (-4%)	22mo	$483,000	$350	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-17,449
• Equity at exit: $29,806

10-year hold

• IRR: -4.1%
• Equity multiple: 0.77×
• Total profit: $-12,983
• 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 14450

• Rents YoY: -0.8%
• Active inventory: 186
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$337 /mo · $4,044/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $338

Break-even live

Break-even rent $1,859

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $452	-5% $395	+0% $338	+5% $282	+10% $225
Rent	-10% $158	-5% $248	+0% $338	+5% $429	+10% $519
Rate	-1.0pp $439	-0.5pp $389	base $338	+0.5pp $287	+1.0pp $234

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Broxbourne Dr Fairport, NY	3.0	2.0	1110	$2,700	$2.43	11d	1	0.05mi
166 High St Unit A Fairport, NY	2.0	2.0	1600	$2,300	$1.44	44d	1	0.46mi
166 High St Unit B Fairport, NY	2.0	1.5	1300	$2,000	$1.54	24d	1	0.46mi
100 Ezra Xing Fairport, NY	2.0	2.0	1200	$2,868	$2.39	3d	1	1.30mi
6 Edendery Cir Fairport, NY	2.0	2.5	1064	$2,500	$2.35	3d	1	1.43mi

Listing history 6 events

1. 2026-06-17
   status $199,900 Pending 6 DOM
2. 2026-06-17
   days on market $199,900 Active 6 DOM
3. 2026-06-16
   days on market $199,900 Active 5 DOM
4. 2026-06-15
   days on market $199,900 Active 4 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $199,900 Active 2 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: $4,044 · $337/mo
• Projected year-2 tax: $4,044 · $337/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 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: $27,449
• − Mortgage interest: −$11,198
• − Property taxes: −$4,044
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$5,815
• Taxable income: $1,001
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $3,822/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: Fairport Central School District
• NCES district ID: 3610890
• Math proficiency: 55% ▼ -16.00%
• Reading proficiency: 66% ▲ 3.00%
• Median HH income: $74,981
• Composite: 53.84/100
• National rank: #1409
• State rank: #199 of 590 in NY

Livability — Fairport

• Score: 74/100
• State rank: #301
• US rank: #4847

Category grades

Amenities B+ Commute F Cost of living C+ Crime C+ Employment B+ 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
• City population: 42,750
• Metro: Rochester, NY
• Population (ZIP): 42,750
• Household income: $109,466
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 843.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Other Asian/Pacific 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: ▼ -189.56%
• Current HPI: 270.7329
• Rent YoY: ▼ -0.84%
• 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

+163.0% since first listed

4 events — show timeline

• 2026-06-11 Listed $199,900 UNYREIS
• 2002-01-11 Sold (Public Records) $76,000 Public Records
• 2001-11-22 Sold (MLS) $950 UNYREIS
• 2001-09-28 Listed $950 UNYREIS

Property tax history

+2.5%/yr

Latest (2025): $4,044 · +64.1% YoY. Source: county tax records.