1636 Chili Ave · Rochester, NY 14624

$189,900

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 6 Days on market

Built 1927 4,791 sqft lot $106/sqft · 18% below area Est $233k · 18% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +4.7/10.0
• 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

Beautiful 1920s colonial, with many original features. Gorgeous gumwood trim has never been painted. Doors, fixtures, knobs, floors, and fireplace are all original. Built-in cabinets and closets in every room! Updated bath. The newly painted exterior adds massive curb appeal. Master features his & her's closets (with built-in lighting). Located on a quiet tree-lined street on a bus route and close to 390- perfect for getting to work. Semi-finished bonus space in the attic offers electric ready-to-go for your finishing touches. Open house Sunday 12 pm- 3 pm. Offers will be reviewed Monday 6/27 in the evening.

Key facts

• Quartz countertops
• New kitchen
• Gumwood trim

Tags

• THOUGHTFUL UPDATES
• GUMWOOD TRIM
• LEADED GLASS WINDOWS
• HARDWOOD FLOORS
• NEW KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage door opener; 2 garage spaces
• Security: Owned security system
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story house; Existing/established property; Entry foyer
• Construction: Wood siding; Blown-in insulation; Copper plumbing; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Irregular lot (57 x 135)

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Total rooms include living spaces and bedroom areas (6 total rooms)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Quartz counters; Natural woodwork; Leaded glass windows
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $68 ($821/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.7% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment 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).

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.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1927 — 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 D-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 F 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: 1.14% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 7.3

CMA / ARV

• ARV (median comp): $232,989
• List price: $189,900
• Delta: -18.49%
• 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
1636 Chili Ave	0.00mi	3/1.0	1,800 (0%)	0mo	$235,000	$131	100
251 Hinchey Rd	0.19mi	4/2.0 (+1)	1,792 (-0%)	4mo	$189,900	$106	79
5 Ellis Dr	0.10mi	3/2.0	1,698 (-6%)	4mo	$241,000	$142	79
1425 Chili Ave	0.29mi	3/1.5	1,802 (+0%)	11mo	$212,000	$118	75
56 Ellis Dr	0.11mi	3/1.5	1,618 (-10%)	2mo	$240,600	$149	74
96 Hinchey Rd	0.34mi	4/2.0 (+1)	1,671 (-7%)	7mo	$210,000	$126	57
58 Cheshire Ln	0.54mi	3/1.5	1,700 (-6%)	11mo	$315,000	$185	54
595 Hinchey Rd	0.47mi	3/1.5	2,032 (+13%)	6mo	$180,000	$89	50
36 Merrydale Dr	0.27mi	3/3.0	1,562 (-13%)	11mo	$240,000	$154	48
43 Dolman Dr	0.58mi	4/2.5 (+1)	1,920 (+7%)	9mo	$317,500	$165	44
5 Ruth Ellen	0.74mi	4/2.0 (+1)	1,628 (-10%)	7mo	$255,000	$157	35
793 Hinchey Rd	0.73mi	3/2.0	1,559 (-13%)	7mo	$220,000	$141	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-26,185
• Equity at exit: $28,315

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-16,254
• Equity at exit: $16,419

Cash invested: $53,172 (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 14624

• Active inventory: 127
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$561 /mo · $6,726/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $68

Break-even live

Break-even rent $2,070

Max offer price $189,900

Occupancy floor 92%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	10d	1	1.16mi

Listing history 14 events

1. 2026-05-06
   status Pending 839-char remark
2. 2026-04-29
   listed $189,900 Active 839-char remark
3. 2022-08-11
   soldstatus $153,000
4. 2022-08-05
   soldstatus $153,000 Closed Sale or Rented 621-char remark

   Show marketing remark (621 chars)

   Beautiful 1920s colonial, with many original features. Gorgeous gumwood trim has never been painted. Doors, fixtures, knobs, floors, and fireplace are all original. Built-in cabinets and closets in every room! Updated bath. The newly painted exterior adds massive curb appeal. Master features his & her's closets (with built-in lighting). Located on a quiet tree-lined street on a bus route and close to 390- perfect for getting to work. Semi-finished bonus space in the attic offers electric ready-to-go for your finishing touches. Open house Sunday 12 pm- 3 pm. Offers will be reviewed Monday 6/27 in the evening.

5. 2022-07-01
   status Pending Sale 621-char remark

   Show marketing remark (621 chars)

   Beautiful 1920s colonial, with many original features. Gorgeous gumwood trim has never been painted. Doors, fixtures, knobs, floors, and fireplace are all original. Built-in cabinets and closets in every room! Updated bath. The newly painted exterior adds massive curb appeal. Master features his & her's closets (with built-in lighting). Located on a quiet tree-lined street on a bus route and close to 390- perfect for getting to work. Semi-finished bonus space in the attic offers electric ready-to-go for your finishing touches. Open house Sunday 12 pm- 3 pm. Offers will be reviewed Monday 6/27 in the evening.

6. 2022-06-22
   listed $124,900 Active 621-char remark

   Show marketing remark (621 chars)

   Beautiful 1920s colonial, with many original features. Gorgeous gumwood trim has never been painted. Doors, fixtures, knobs, floors, and fireplace are all original. Built-in cabinets and closets in every room! Updated bath. The newly painted exterior adds massive curb appeal. Master features his & her's closets (with built-in lighting). Located on a quiet tree-lined street on a bus route and close to 390- perfect for getting to work. Semi-finished bonus space in the attic offers electric ready-to-go for your finishing touches. Open house Sunday 12 pm- 3 pm. Offers will be reviewed Monday 6/27 in the evening.

7. 2019-06-24
   soldstatus $105,000
8. 2019-06-21
   soldstatus $105,000 Closed Sale or Rented

   Show marketing remark (496 chars)

   Charming colonial located moments away from expressway and shopping area. Main thoroughfare is on a bus line that makes it convenient to work as well as stores. Beautiful natural gum wood is a real aesthetic feature that has been left in it's original state. Possibilities are endless, as there is electric in the third floor attic and possible rec room in the heated basement. With a little TLC, this will be a cozy family home for years to come! The gas fireplace is no longer in working order.

9. 2019-04-28
   status Pending Sale

   Show marketing remark (496 chars)

   Charming colonial located moments away from expressway and shopping area. Main thoroughfare is on a bus line that makes it convenient to work as well as stores. Beautiful natural gum wood is a real aesthetic feature that has been left in it's original state. Possibilities are endless, as there is electric in the third floor attic and possible rec room in the heated basement. With a little TLC, this will be a cozy family home for years to come! The gas fireplace is no longer in working order.

10. 2019-04-26
    status Under Contract- Do Not Show

    Show marketing remark (496 chars)

    Charming colonial located moments away from expressway and shopping area. Main thoroughfare is on a bus line that makes it convenient to work as well as stores. Beautiful natural gum wood is a real aesthetic feature that has been left in it's original state. Possibilities are endless, as there is electric in the third floor attic and possible rec room in the heated basement. With a little TLC, this will be a cozy family home for years to come! The gas fireplace is no longer in working order.

11. 2019-04-24
    historical Continue to Show- Under Contract

    Show marketing remark (496 chars)

    Charming colonial located moments away from expressway and shopping area. Main thoroughfare is on a bus line that makes it convenient to work as well as stores. Beautiful natural gum wood is a real aesthetic feature that has been left in it's original state. Possibilities are endless, as there is electric in the third floor attic and possible rec room in the heated basement. With a little TLC, this will be a cozy family home for years to come! The gas fireplace is no longer in working order.

12. 2019-04-22
    listed $99,000 Active

    Show marketing remark (496 chars)

    Charming colonial located moments away from expressway and shopping area. Main thoroughfare is on a bus line that makes it convenient to work as well as stores. Beautiful natural gum wood is a real aesthetic feature that has been left in it's original state. Possibilities are endless, as there is electric in the third floor attic and possible rec room in the heated basement. With a little TLC, this will be a cozy family home for years to come! The gas fireplace is no longer in working order.

13. 1997-11-18
    soldstatus $72,000
14. 1994-08-30
    soldstatus $68,000

ⓘ 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: $6,726 · $561/mo
• Projected year-2 tax: $6,726 · $561/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $25,882
• − Mortgage interest: −$10,637
• − Property taxes: −$6,726
• − Insurance: −$950
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$5,524
• Taxable loss: −$2,097
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,324/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 — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment F 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: 432,803
• 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

+245.6% since first listed

15 events — show timeline

• 2026-06-04 Sold (MLS) $235,000 UNYREIS
• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $189,900 UNYREIS
• 2022-08-11 Sold (Public Records) $153,000 Public Records
• 2022-08-05 Sold (MLS) $153,000 UNYREIS
• 2022-07-01 Pending — UNYREIS
• 2022-06-22 Listed $124,900 UNYREIS
• 2019-06-24 Sold (Public Records) $105,000 Public Records
• 2019-06-21 Sold (MLS) $105,000 UNYREIS
• 2019-04-28 Pending — UNYREIS
• 2019-04-26 Pending — UNYREIS
• 2019-04-24 Contingent — UNYREIS
• 2019-04-22 Listed $99,000 UNYREIS
• 1997-11-18 Sold (Public Records) $72,000 Public Records
• 1994-08-30 Sold (Public Records) $68,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $6,726 · +16.2% YoY. Source: county tax records.