85 Springwood Dr · Webster, NY 14580

$199,900

3 bd · 1.5 ba · 1,125 sqft · Townhouse public records · 6 Days on market

Built 1974 1,307 sqft lot $178/sqft · 9% below area Est $221k · 9% under $247/mo HOA · 11% of rent

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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 +16.2/30.0
• ARV discount +11.7/15.0
• 1% rule +6.4/10.0
• Schools +5.5/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this beautifully updated 3-bedroom, 1.5-bath townhouse with a 1-car garage, located in the highly desirable Summit Knolls community. This home features an open floor plan with abundant natural light and new windows throughout. The updated kitchen and bathrooms offer modern finishes, while fresh paint & updated lighting fixtures create a clean, move-in-ready feel. The dining area includes a sliding glass door that leads to a private, newly stained deck and fully fenced yard—perfect for relaxing or entertaining. A partially finished basement provides flexible space ideal for a home office, gym, or media room. All appliances are included for added convenience. New

Key facts

• Private deck
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW WINDOWS
• PRIVATE DECK
• FULLY FENCED YARD
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Summit Knolls HOA with a monthly fee of $247; HOA covers common area maintenance, common area insurance, structure maintenance and trash

Exterior

• Parking: Detached garage with garage door opener; Open parking available
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Two stories; Existing construction; Rectangular residential lot; City street frontage
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Full basement, partially finished, with sump pump; Built previously (existing)
• Exterior features: Deck; Porch; Private yard; Partial fencing; See remarks

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Disposal; Refrigerator; Pantry; Granite counters
• Bedrooms: Total rooms: 6; Room types include great room, den, family room, recreation, laundry, storage, basement
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Den; Separate/formal dining room; Galley kitchen; Granite counters; Great room; Living/dining room; Pantry; Sliding glass doors; Storage; Programmable thermostat; Thermal windows; Sliding doors
• Laundry & utility: Washer and dryer included; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 6.9% vs local median 2.9% in Webster — 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 76/100 on livability (#221 in NY, #3,471 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: crime D+, amenities F.
• Webster Central School District (suburban): math 62% / reading 63% proficiency, ranked #184 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.4%/yr); 243 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $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.
• Current owner paid $91k; list at $200k implies a 119% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

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 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. 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: 1.14% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

• ARV (median comp): $220,693
• List price: $199,900
• Delta: -9.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Springwood Dr	0.11mi	3/1.5	1,125 (0%)	2mo	$235,000	$209	93
4 Clearfield Dr	0.12mi	2/1.5 (-1)	1,125 (0%)	2mo	$206,000	$183	88
37 Springwood Dr	0.09mi	2/1.5 (-1)	1,125 (0%)	7mo	$221,000	$196	85
41 Summit Knolls Dr	0.19mi	3/1.5	1,183 (+5%)	4mo	$200,000	$169	79
152 Fawn Ln	0.17mi	2/2.5 (-1)	1,200 (+7%)	0mo	$222,000	$185	72
481 Nadine Dr	0.27mi	3/1.5	1,232 (+10%)	0mo	$255,000	$207	71
480 Nadine Dr	0.29mi	3/1.5	1,230 (+9%)	1mo	$250,000	$203	70
651 Neros Run	0.34mi	3/1.5	1,232 (+10%)	1mo	$255,000	$207	68
699 Neros Run	0.36mi	3/1.5	1,264 (+12%)	3mo	$250,000	$198	60
75 Southfield Dr	0.59mi	2/1.5 (-1)	1,054 (-6%)	0mo	$219,000	$208	57
37 Southfield Dr	0.64mi	2/1.5 (-1)	1,054 (-6%)	3mo	$176,000	$167	52
27 Southfield Dr	0.66mi	2/1.5 (-1)	1,054 (-6%)	5mo	$170,000	$161	50

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-26,927
• Equity at exit: $29,806

10-year hold

• IRR: -5.6%
• Equity multiple: 0.65×
• Total profit: $-19,684
• 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 14580

• Rents YoY: 2.4%
• Active inventory: 243
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$315 /mo · $3,779/yr
• Insurance: −$83
• HOA: −$247
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $104

Break-even live

Break-even rent $2,144

Max offer price $199,900

Occupancy floor 90%

Sensitivity live

Price	-10% $218	-5% $161	+0% $104	+5% $48	+10% $-9
Rent	-10% $-75	-5% $15	+0% $104	+5% $194	+10% $284
Rate	-1.0pp $205	-0.5pp $155	base $104	+0.5pp $53	+1.0pp $0

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	3d	21	0.20mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,696	$2.36	3d	3	0.29mi
744 Royal Sunset Dr Webster, NY	2.0	2.5	1233	$2,411	$1.96	4d	1	0.81mi

HOA detail

• Monthly dues: $247 · $2,964/yr
• Likely covers: gym

Listing history 4 events

1. 2026-05-13
   status Pending 859-char remark
2. 2026-05-06
   listed $199,900 Active 859-char remark
3. 2008-12-19
   soldstatus $91,300
4. 2004-09-21
   soldstatus $73,000

ⓘ 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: $3,779 · $315/mo
• Projected year-2 tax: $3,779 · $315/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 · 16 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: $27,310
• − Mortgage interest: −$11,198
• − Property taxes: −$3,779
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − HOA: −$2,964
• − Depreciation: −$5,815
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,689/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: Webster Central School District
• NCES district ID: 3630360
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $71,221
• Composite: 55.18/100
• National rank: #1273
• State rank: #184 of 590 in NY

Livability — Webster

• Score: 76/100
• State rank: #221
• US rank: #3471

Category grades

Amenities F Commute A+ Cost of living B Crime D+ Employment C 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: 54,180
• Metro: Rochester, NY
• Population (ZIP): 54,180
• Household income: $98,310
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1325.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Subsaharan African 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -154.52%
• Current HPI: 266.2145
• Rent YoY: ▲ 2.38%
• 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

+173.8% since first listed

4 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-05-06 Listed $199,900 UNYREIS
• 2008-12-19 Sold (Public Records) $91,300 Public Records
• 2004-09-21 Sold (Public Records) $73,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,779 · +1.1% YoY. Source: county tax records.