16 Toni Ter · Gates, NY 14624

$219,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 7 Days on market

Built 1959 0.38 ac lot $169/sqft · 23% below area Est $284k · 23% 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.5/10.0
• 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

Mr. and Mrs. Clean live here so you won't find a thing out of place. Meticulously maintained ranch in a beautiful subdivision with breathing room! You'll love the sizable bedrooms with hardwood floors and a rare primary suite, giving you two full baths on the main level, along with a bright kitchen with skylight and fireplaced family room! The lower level is partially finished with an additional half bath, plenty of storage and has bulkhead doors for ease of access to the backyard. The backyard has a new above ground pool (2025), filter/motor (2021), deck (new rails 2025), brick fireplace/grill on patio, lovely screened-in porch and two sheds! Notable updates include high-end vinyl repla

Key facts

• Bright kitchen
• Plenty of storage
• Sizable bedrooms

Tags

• SIZABLE BEDROOMS
• RARE PRIMARY SUITE
• BRIGHT KITCHEN
• FIREPLACED FAMILY ROOM
• PARTIALLY FINISHED LOWER LEVEL
• PLENTY OF STORAGE

Property features AI

Exterior

• Parking: Attached garage with electricity and garage door opener; Approximately 2.5 garage spaces; Driveway
• Utilities: Public water connected; Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story home; Existing (previously built) property; Wood siding exterior; Shingle / architectural asphalt roof; Block foundation; Road frontage on a city street; Rectangular residential lot (approx. 0.38 acres, 97 x 169)
• Construction: Wood siding construction; Asphalt architectural shingle roof; Block foundation; Year built: existing
• Exterior features: Blacktop driveway; Deck; Patio; Porch; Screened porch; Above-ground pool; Shed(s)/storage

Interior

• Kitchen: Electric oven; Electric range; Free-standing range; Oven; Range hood; Dishwasher; Refrigerator; Freezer; Disposal; Exhaust fan
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Gas heating; Zoned heating; Baseboard heating; Hot water heating; Zoned cooling; Window unit(s)
• Interior features: Breakfast bar; Eat-in kitchen; Solid surface counters; Skylights; Main level primary suite; Bedroom on main level; Bath in primary bedroom; Workshop; Skylight(s)
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.2% vs local median 5.9% in Gates — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 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).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $7k 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.
• Current owner paid $88k; list at $220k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1959 — 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 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 7.7

CMA / ARV

• ARV (median comp): $283,930
• List price: $219,900
• Delta: -22.55%
• 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
53 Bright Oaks Dr	0.30mi	3/2.0	1,356 (+4%)	6mo	$265,000	$195	73
2876 Chili Ave	0.19mi	3/1.5	1,152 (-11%)	1mo	$251,000	$218	70
70 Fenton Rd	0.50mi	3/1.0	1,341 (+3%)	2mo	$170,000	$127	66
11 Wilelen Rd	0.47mi	4/2.0 (+1)	1,224 (-6%)	3mo	$285,000	$233	61
751 Marshall Rd	0.49mi	3/2.5	1,391 (+7%)	5mo	$349,900	$252	59
28 Berna Ln	0.63mi	3/1.5	1,258 (-3%)	10mo	$190,000	$151	55
23 Cornwall Xing	0.56mi	3/2.0	1,396 (+7%)	11mo	$347,150	$249	52
4 Phyllis Ln	0.38mi	3/1.0	1,144 (-12%)	10mo	$229,900	$201	50
535 Paul Rd	0.58mi	2/1.0 (-1)	1,248 (-4%)	10mo	$250,000	$200	49
71 Bellmawr Dr	0.56mi	3/1.5	1,429 (+10%)	8mo	$280,000	$196	48
34 Chestnut Ridge Rd	0.40mi	4/2.0 (+1)	1,494 (+15%)	4mo	$224,000	$150	48
36 Kuebler Dr	0.72mi	3/1.0	1,375 (+6%)	11mo	$212,000	$154	43

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-24,601
• Equity at exit: $32,788

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,788
• Equity at exit: $19,013

Cash invested: $61,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,383 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$467 /mo · $5,603/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $171

Break-even live

Break-even rent $2,167

Max offer price $219,900

Occupancy floor 88%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Red Bud Rd Rochester, NY	4.0	1.5	1568	$2,600	$1.66	18d	1	0.20mi
456 Westside Dr Unit 6 Rochester, NY	2.0	2.0	994	$2,100	$2.11	3d	1	0.95mi
200 Mulcahy Blvd Unit 12-B Rochester, NY	2.0	2.0	1047	$1,898	$1.81	2d	1	1.08mi

Listing history 3 events

1. 2026-05-06
   status Pending 968-char remark
2. 2026-04-29
   listed $219,900 Active 968-char remark
3. 1994-01-11
   soldstatus $87,500

ⓘ 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: $5,603 · $467/mo
• Projected year-2 tax: $5,603 · $467/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 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: $28,596
• − Mortgage interest: −$12,318
• − Property taxes: −$5,603
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$6,397
• Taxable loss: −$1,397
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $2,385/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

+151.3% since first listed

3 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $219,900 UNYREIS
• 1994-01-11 Sold (Public Records) $87,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $5,603 · +27.1% YoY. Source: county tax records.