101 Norwich Dr · North Gates, NY 14624

$134,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 7 Days on market

Built 1974 6,098 sqft lot $170/sqft · 46% below area Est $249k · 46% under $258/mo HOA · 15% of rent

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.2/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely Available Single Level End unit! Many updates done in the past few years to include windows & exterior doors, kitchen, bathroom and flooring. Sliding glass door leads to your fully fenced yard, and has a shed. Pet friendly. Close to shopping, dining and the expressway. Buy with Equity left over

Key facts

• Updated bath
• New carpet
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• UPDATED BATH
• EASY-CARE LAMINATE FLOORING
• NEW CARPET
• ASSIGNED PARKING SPOT

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs
• HOA & community: Kenrick association with a monthly fee of $258; HOA covers common area maintenance, common area insurance, structure maintenance, reserves, sewer, snow removal, trash and water

Exterior

• Parking: Assigned parking (one space); No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story; Existing construction; Slab foundation
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Year built: existing
• Exterior features: Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Kitchen island; Breakfast bar; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Kitchen island; Living/dining room; Pull-down attic stairs; Sliding glass door(s); Sliding doors; Accessible bedroom; Accessible entrance; Bedroom on main level
• Laundry & utility: Washer; Dryer; Main-level laundry

🏷️ Possibly a rental listed for sale. The $134,900 price doesn't fit this home's estimated sale value (~$248,674) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.3% 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.
• Churchville-Chili Central School District (rural): math 53% / reading 57% proficiency, ranked #291 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 127 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $933 of loan paydown is wiped out by about $4k 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.
• 6 sale attempts since 12y 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.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.30% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 6.4

CMA / ARV

• ARV (median comp): $248,674
• List price: $134,900
• Delta: -45.75%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,420
• Equity at exit: $20,114

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $12,596
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$56
• HOA: −$258
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $224

Break-even live

Break-even rent $1,470

Max offer price $134,900

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2859 Manitou Rd Rochester, NY	1.0–3.0	1.0–1.5	937	$1,642	$1.75	2d	12	0.10mi
111 Whittier Rd Rochester, NY	1.0–3.0	1.0–2.5	1112	$2,100	$1.89	2d	23	0.28mi
350 Westview Commons Blvd Rochester, NY	1.0–2.0	1.0–2.0	1087	$1,860	$1.71	2d	13	0.50mi
173 Bending Creek Rd Gates, NY	1.0–2.0	1.0	860	$1,595	$1.85	2d	7	1.06mi

HOA detail

• Monthly dues: $258 · $3,096/yr

Listing history 19 events

1. 2026-05-06
   status Pending 609-char remark
2. 2026-04-28
   listed $134,900 Active 609-char remark
3. 2020-02-10
   soldstatus $80,000
4. 2020-02-07
   soldstatus $80,000 Closed Sale or Rented 308-char remark

   Show marketing remark (308 chars)

   Rarely Available Single Level End unit! Many updates done in the past few years to include windows & exterior doors, kitchen, bathroom and flooring. Sliding glass door leads to your fully fenced yard, and has a shed. Pet friendly. Close to shopping, dining and the expressway. Buy with Equity left over

5. 2020-02-04
   status Pending Sale 308-char remark

   Show marketing remark (308 chars)

   Rarely Available Single Level End unit! Many updates done in the past few years to include windows & exterior doors, kitchen, bathroom and flooring. Sliding glass door leads to your fully fenced yard, and has a shed. Pet friendly. Close to shopping, dining and the expressway. Buy with Equity left over

6. 2019-12-09
   historical Continue to Show- Under Contract 308-char remark

   Show marketing remark (308 chars)

   Rarely Available Single Level End unit! Many updates done in the past few years to include windows & exterior doors, kitchen, bathroom and flooring. Sliding glass door leads to your fully fenced yard, and has a shed. Pet friendly. Close to shopping, dining and the expressway. Buy with Equity left over

7. 2019-12-03
   listed $79,900 Active 308-char remark

   Show marketing remark (308 chars)

   Rarely Available Single Level End unit! Many updates done in the past few years to include windows & exterior doors, kitchen, bathroom and flooring. Sliding glass door leads to your fully fenced yard, and has a shed. Pet friendly. Close to shopping, dining and the expressway. Buy with Equity left over

8. 2018-08-23
   soldstatus $73,500
9. 2018-08-22
   soldstatus $73,500 Closed Sale or Rented

   Show marketing remark (559 chars)

   Rarely available corner unit condo in highly desirable Windsor Village. Completely renovated 2 bedroom/1 bathroom. Fully fenced yard with shed. Pet friendly. Churchville-Chili schools, close to expressway. Updates over the last two years include: new windows and exterior doors, new roof, new H2O tank, new floors throughout, new paver patio and sod, updated kitchen and appliances, renovated bathroom, new paint on every single wall, and the list goes on and on. Nothing to do but move in and enjoy your new home! Don't delay, this one won't be around long.

10. 2018-06-30
    status Under Contract- Do Not Show

    Show marketing remark (559 chars)

    Rarely available corner unit condo in highly desirable Windsor Village. Completely renovated 2 bedroom/1 bathroom. Fully fenced yard with shed. Pet friendly. Churchville-Chili schools, close to expressway. Updates over the last two years include: new windows and exterior doors, new roof, new H2O tank, new floors throughout, new paver patio and sod, updated kitchen and appliances, renovated bathroom, new paint on every single wall, and the list goes on and on. Nothing to do but move in and enjoy your new home! Don't delay, this one won't be around long.

11. 2018-06-25
    listed $69,900 Active

    Show marketing remark (559 chars)

    Rarely available corner unit condo in highly desirable Windsor Village. Completely renovated 2 bedroom/1 bathroom. Fully fenced yard with shed. Pet friendly. Churchville-Chili schools, close to expressway. Updates over the last two years include: new windows and exterior doors, new roof, new H2O tank, new floors throughout, new paver patio and sod, updated kitchen and appliances, renovated bathroom, new paint on every single wall, and the list goes on and on. Nothing to do but move in and enjoy your new home! Don't delay, this one won't be around long.

12. 2015-07-24
    soldstatus $55,000 Closed Sale or Rented
13. 2015-07-24
    soldstatus $55,000
14. 2015-06-11
    status Pending Sale
15. 2015-05-13
    listed $59,900 Active
16. 2015-01-02
    listed $59,900
17. 2014-09-19
    listed $59,900
18. 2003-09-17
    soldstatus $55,000
19. 1995-12-07
    soldstatus $45,000

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$304/yr (+$25/mo · 18.2%)

ⓘ 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 ≥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: $21,039
• − Mortgage interest: −$7,556
• − Property taxes: −$1,672
• − Insurance: −$674
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$3,096
• − Depreciation: −$3,924
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,509/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: Churchville-Chili Central School District
• NCES district ID: 3607530
• Math proficiency: 53% ▼ -13.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $61,997
• Composite: 48.07/100
• National rank: #2191
• State rank: #291 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

+272.2% since first listed

20 events — show timeline

• 2026-06-08 Sold (MLS) $167,500 UNYREIS
• 2026-05-06 Pending — UNYREIS
• 2026-04-28 Listed $134,900 UNYREIS
• 2020-02-10 Sold (Public Records) $80,000 Public Records
• 2020-02-07 Sold (MLS) $80,000 UNYREIS
• 2020-02-04 Pending — UNYREIS
• 2019-12-09 Contingent — UNYREIS
• 2019-12-03 Listed $79,900 UNYREIS
• 2018-08-23 Sold (Public Records) $73,500 Public Records
• 2018-08-22 Sold (MLS) $73,500 UNYREIS
• 2018-06-30 Pending — UNYREIS
• 2018-06-25 Listed $69,900 UNYREIS
• 2015-07-24 Sold (Public Records) $55,000 Public Records
• 2015-07-24 Sold (MLS) $55,000 UNYREIS
• 2015-06-11 Pending — UNYREIS
• 2015-05-13 Listed $59,900 UNYREIS
• 2015-01-02 Listed $59,900 UNYREIS
• 2014-09-19 Listed $59,900 UNYREIS
• 2003-09-17 Sold (Public Records) $55,000 Public Records
• 1995-12-07 Sold (Public Records) $45,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,672 · -2.4% YoY. Source: county tax records.