82 Firestone Dr · Gates, NY 14624

$199,900

5 bd · 3.5 ba · 2,024 sqft · SingleFamily public records · 12 Days on market

Built 1972 0.40 ac lot Est $302k · 34% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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 MLS

Incredible brick Ranch on high desirable custom built street. Large foyer entrance to the formal dining room, large eat in kitchen with granite counter tops and breakfast bar. HUGE great room with cathedral ceilings, wood burning fireplace, wide plank hardwood floors, and sliding glass door that leads to the patio and large fenced in backyard! Master bedroom suite with new carpeting, bathroom, and double closets. Newer mechanics such as a brand new 30 year architectural roof, new hot water tank, and new electric service. Located close to shopping, restaurants, and Brook-Lea Country Club.

Key facts

• Expressway access
• Pool
• 0.4 acre lot

Tags

• SOLID ALL-BRICK CONSTRUCTION
• MASSIVE UNFINISHED BASEMENT
• PRIVATE BACKYARD RETREAT
• POOL
• EXPRESSWAY ACCESS

Property features AI

Finance

• HOA & community: Trails/paths in the community

Exterior

• Parking: Attached garage; Two-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Brick construction; Existing (previously built) property; Block foundation
• Construction: Brick exterior; Block foundation
• Exterior features: Blacktop driveway; Shed(s) and storage structure(s); Rectangular residential lot; Road frontage on a city street / main thoroughfare

Interior

• Kitchen: Electric oven and electric range; Microwave; Dishwasher; Disposal; Eat-in kitchen
• Bedrooms: Three main-level bedrooms; Primary suite on main level with primary bath
• Flooring: Carpet; Hardwood; Ceramic tile; Vinyl; Varied flooring
• Bathrooms: Three full bathrooms; One half bathroom; Primary bedroom includes a bath
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Entrance foyer; Eat-in kitchen; Sliding glass doors
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 11.1% vs local median 5.9% in 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 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; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 38% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $199,900

Questions for the listing agent

1. Built in 1972 — 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. 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: 1.38% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $301,576
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1173 Hinchey Rd	0.16mi	4/2.0 (-1)	1,752 (-13%)	6mo	$219,000	$125	54
42 Firestone Dr	0.22mi	4/2.5 (-1)	2,292 (+13%)	10mo	$350,000	$153	51
11 Kingswood Dr	0.58mi	5/2.5	2,128 (+5%)	23mo	$232,800	$109	41
22 Kernwood Dr	0.75mi	5/1.5	1,958 (-3%)	15mo	$300,000	$153	39
42 Twin Circle Dr	0.64mi	4/2.0 (-1)	1,849 (-9%)	9mo	$275,000	$149	37

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $18,927
• Equity at exit: $29,806

10-year hold

• IRR: 17.8%
• Equity multiple: 2.48×
• Total profit: $82,679
• 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: 6.0×

Monthly cashflow live

• Estimated rent: $2,768 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $805

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 66%

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: —

Listing history 12 events

1. 2026-05-18
   listed $199,900 Active
2. 2025-11-22
   historical
3. 2025-09-24
   listed $274,900 Active
4. 2020-01-28
   soldstatus $184,900 Closed Sale or Rented 594-char remark

   Show marketing remark (594 chars)

   Incredible brick Ranch on high desirable custom built street. Large foyer entrance to the formal dining room, large eat in kitchen with granite counter tops and breakfast bar. HUGE great room with cathedral ceilings, wood burning fireplace, wide plank hardwood floors, and sliding glass door that leads to the patio and large fenced in backyard! Master bedroom suite with new carpeting, bathroom, and double closets. Newer mechanics such as a brand new 30 year architectural roof, new hot water tank, and new electric service. Located close to shopping, restaurants, and Brook-Lea Country Club.

5. 2020-01-24
   soldstatus $184,900
6. 2019-12-19
   status Pending Sale 594-char remark

   Show marketing remark (594 chars)

   Incredible brick Ranch on high desirable custom built street. Large foyer entrance to the formal dining room, large eat in kitchen with granite counter tops and breakfast bar. HUGE great room with cathedral ceilings, wood burning fireplace, wide plank hardwood floors, and sliding glass door that leads to the patio and large fenced in backyard! Master bedroom suite with new carpeting, bathroom, and double closets. Newer mechanics such as a brand new 30 year architectural roof, new hot water tank, and new electric service. Located close to shopping, restaurants, and Brook-Lea Country Club.

7. 2019-12-11
   historical Continue to Show- Under Contract 594-char remark

   Show marketing remark (594 chars)

   Incredible brick Ranch on high desirable custom built street. Large foyer entrance to the formal dining room, large eat in kitchen with granite counter tops and breakfast bar. HUGE great room with cathedral ceilings, wood burning fireplace, wide plank hardwood floors, and sliding glass door that leads to the patio and large fenced in backyard! Master bedroom suite with new carpeting, bathroom, and double closets. Newer mechanics such as a brand new 30 year architectural roof, new hot water tank, and new electric service. Located close to shopping, restaurants, and Brook-Lea Country Club.

8. 2019-12-09
   listed $184,900 Active 594-char remark

   Show marketing remark (594 chars)

   Incredible brick Ranch on high desirable custom built street. Large foyer entrance to the formal dining room, large eat in kitchen with granite counter tops and breakfast bar. HUGE great room with cathedral ceilings, wood burning fireplace, wide plank hardwood floors, and sliding glass door that leads to the patio and large fenced in backyard! Master bedroom suite with new carpeting, bathroom, and double closets. Newer mechanics such as a brand new 30 year architectural roof, new hot water tank, and new electric service. Located close to shopping, restaurants, and Brook-Lea Country Club.

9. 2013-07-22
   listed $139,900
10. 2008-09-19
    soldstatus $142,900
11. 2005-02-11
    soldstatus $141,000
12. 1993-06-25
    soldstatus $145,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $33,214
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − Depreciation: −$5,815
• Taxable income: $6,889
• Est. tax owed @ 24.0%: −$1,653
• After-tax cash flow: $8,008/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

+37.9% since first listed

12 events — show timeline

• 2026-05-18 Listed $199,900 UNYREIS
• 2025-11-22 Listing Removed — UNYREIS
• 2025-09-24 Listed $274,900 UNYREIS
• 2020-01-28 Sold (MLS) $184,900 UNYREIS
• 2020-01-24 Sold (Public Records) $184,900 Public Records
• 2019-12-19 Pending — UNYREIS
• 2019-12-11 Contingent — UNYREIS
• 2019-12-09 Listed $184,900 UNYREIS
• 2013-07-22 Listed $139,900 UNYREIS
• 2008-09-19 Sold (Public Records) $142,900 Public Records
• 2005-02-11 Sold (Public Records) $141,000 Public Records
• 1993-06-25 Sold (Public Records) $145,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $14,644 · +8.0% YoY. Source: county tax records.