246 Matilda St · North Gates, NY 14606

$159,995

3 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 14 Days on market

Built 1930 7,841 sqft lot $102/sqft · 29% below area Est $227k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +6.3/10.0
• DSCR +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't be fooled! Come inside to find a large, open, newly carpeted living/great room, large formal dining room and a huge, open, updated kitchen. New flooring throughout. Updated colors. First floor laundry and powder room. It's a great value! Outside, a fully fenced rear yard, large multi-level deck and 2-car garage. The driveway is extra wide if you need more parking.

Key facts

• Formal dining room
• Expansive kitchen
• Extra wide driveway

Tags

• LARGE LIVING GREAT ROOM
• FORMAL DINING ROOM
• EXPANSIVE KITCHEN
• FULLY FENCED REAR YARD
• MULTI LEVEL DECK
• EXTRA WIDE DRIVEWAY

Property features AI

Exterior

• Parking: Detached garage with electricity; 2 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing/resale property
• Construction: Brick and composite siding; Attic/crawl hatchway(s) insulated; Block and stone foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Gravel driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Country-style eat-in kitchen with breakfast bar
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Country kitchen; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $22 ($261/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.5% 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.
• 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: Rents rising fast (+6.3%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/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 $5k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,995

Questions for the listing agent

1. Built in 1930 — 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 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: 1.13% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 7.4

CMA / ARV

• ARV (median comp): $226,634
• List price: $159,995
• Delta: -29.40%
• 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
2525 Lyell Rd	0.43mi	3/2.0	1,634 (+4%)	3mo	$285,000	$174	68
235 Eugene St	0.04mi	4/2.5 (+1)	1,738 (+11%)	8mo	$240,000	$138	65
135 Pilot St	0.66mi	3/1.5	1,520 (-3%)	3mo	$276,000	$182	62
38 Debby Ln	0.61mi	3/1.0	1,528 (-3%)	6mo	$200,000	$131	60
89 Ardella St	0.40mi	4/2.0 (+1)	1,682 (+7%)	3mo	$275,000	$163	60
81 Elder St	0.59mi	4/1.5 (+1)	1,547 (-1%)	8mo	$169,900	$110	58
22 Tarrycrest Ln	0.30mi	3/2.0	1,728 (+10%)	10mo	$261,000	$151	58
87 Simmons St	0.65mi	4/1.5 (+1)	1,520 (-3%)	6mo	$175,000	$115	54
4 Drexel Dr	0.46mi	3/2.5	1,708 (+9%)	10mo	$270,000	$158	52
20 Fairchild Rd	0.41mi	4/1.0 (+1)	1,346 (-14%)	4mo	$203,000	$151	46
134 Pilot St	0.67mi	3/1.5	1,332 (-15%)	5mo	$217,000	$163	40
111 Lisa Ann Dr	0.56mi	3/1.5	1,336 (-15%)	13mo	$268,500	$201	38

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.59×
• Total profit: $-18,146
• Equity at exit: $23,856

10-year hold

• IRR: 3.6%
• Equity multiple: 1.31×
• Total profit: $13,991
• Equity at exit: $13,833

Cash invested: $44,799 (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 14606

• Home prices YoY: -17.9%
• Rents YoY: 6.3%
• Active inventory: 124
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$505 /mo · $6,064/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $22

Break-even live

Break-even rent $1,786

Max offer price $159,995

Occupancy floor 94%

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: $39,999
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Canal Landing Blvd Rochester, NY	1.0–3.0	1.5–2.0	1174	$2,050	$1.75	2d	5	0.85mi
19 Garland Ave Rochester, NY	3.0	1.0	1104	$1,850	$1.68	2d	1	1.40mi

Listing history 10 events

1. 2026-06-09
   statusdays on market $159,995 Pending 14 DOM
2. 2026-06-07
   days on market $159,995 Active 13 DOM
3. 2026-06-05
   days on market $159,995 Active 10 DOM
4. 2026-06-03
   days on market $159,995 Active 9 DOM
5. 2026-06-03
   days on market $159,995 Active 8 DOM
6. 2026-06-02
   statusdays on market $159,995 Active 7 DOM
7. 2026-05-04
   listed $159,995 Active
8. 2015-04-08
   soldstatus $90,000 372-char remark

   Show marketing remark (372 chars)

   Don't be fooled! Come inside to find a large, open, newly carpeted living/great room, large formal dining room and a huge, open, updated kitchen. New flooring throughout. Updated colors. First floor laundry and powder room. It's a great value! Outside, a fully fenced rear yard, large multi-level deck and 2-car garage. The driveway is extra wide if you need more parking.

9. 2015-01-04
   listed $94,995 372-char remark

   Show marketing remark (372 chars)

   Don't be fooled! Come inside to find a large, open, newly carpeted living/great room, large formal dining room and a huge, open, updated kitchen. New flooring throughout. Updated colors. First floor laundry and powder room. It's a great value! Outside, a fully fenced rear yard, large multi-level deck and 2-car garage. The driveway is extra wide if you need more parking.

10. 2014-09-14
    listed $94,995

ⓘ 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: $6,064 · $505/mo
• Projected year-2 tax: $6,064 · $505/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,763
• − Mortgage interest: −$8,962
• − Property taxes: −$6,064
• − Insurance: −$800
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$4,654
• Taxable loss: −$2,200
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $788/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 — 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

• Census place: North Gates, NY
• County: Monroe County · 674,131 people
• City population: 27,478
• Metro: Rochester, NY
• Population (ZIP): 25,538
• Household income: $55,807
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 17% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -62.59%
• Current HPI: 287.6868
• Rent YoY: ▲ 6.28%
• 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

+68.4% since first listed

6 events — show timeline

• 2026-06-08 Pending — UNYREIS
• 2026-06-01 Relisted — UNYREIS
• 2026-05-04 Listed $159,995 UNYREIS
• 2015-04-08 Sold (MLS) $90,000 UNYREIS
• 2015-01-04 Listed $94,995 UNYREIS
• 2014-09-14 Listed $94,995 UNYREIS

Property tax history

+5.5%/yr

Latest (2025): $6,064 · +28.5% YoY. Source: county tax records.